PBP REAL ESTATE - JOURNALIST PACKAGE - MIAMI GARDENS HOA FEES, TOWNHOUSES AND VILLAS (SOUTH FLORIDA HOA FEE INDEX)
Data as of September 15, 2026 (BeachesMLS pull 2026-09-15T07:18:25.090292+00:00). Current edition. A later snapshot may differ; this file describes only the date above.
Fee accuracy: The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed.

HEADLINE OPTIONS
1. Miami Gardens townhouse or villa monthly homeowners association fees have a median of $184 in the retained usable-fee sample of 28 listings, 40% below the five-county median. Small sample: 30 valid before trimming; 28 retained. A few listings can materially change these figures.
2. In Miami Gardens's retained usable-fee sample (28 listings after exclusions and percentile trimming), 0% have monthly-equivalent fees of $500 or more and 53.6% are below $200. Small sample: 30 valid before trimming; 28 retained. A few listings can materially change these figures.
3. Miami Gardens townhouses and villas, retained usable-fee sample: recorded YearBuilt 2005+ (n=17) vs pre-1995 (n=10), monthly median 724% higher. Small subgroups: both; read cautiously. Small sample: 30 valid before trimming; 28 retained. A few listings can materially change these figures.

LEDE
MIAMI GARDENS, Fla., September 15, 2026 - Among 28 active townhouse or villa listings in Miami Gardens retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly homeowners association fee is $184, with the middle half between $67 and $458, according to PBP Real Estate's analysis of BeachesMLS listing data as of September 15, 2026. There are 34 active townhouse or villa listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 40% below the separately trimmed five-county median of $305 and ranks 34th among 35 published city medians. Small sample: 30 valid before trimming; 28 retained. A few listings can materially change these figures.

NUT GRAF
The following fee statistics describe the retained usable-fee sample after exclusions and percentile trimming; measures needing living area, asking price or construction year use the qualifying records within that sample, with their own denominators. Per square foot, the median Miami Gardens townhouse or villa fee is $0.11 a month (28 retained listings with recorded living area of at least 300 square feet). A year of reported fees equals a median 0.49% of the listing's current asking price across 28 retained listings with a current asking price of at least $20,000; this is the median of per-listing ratios. 0% of the retained sample have fees of $500 or more a month and 53.6% are below $200. 0% of the retained sample report two association layers (a master and a sub-association, summed here); 7.1% are billed quarterly and shown as monthly equivalents. Agent-written public remarks mention a special assessment on 0% of the retained sample, describe one as pending or payable by the buyer on 0%, and mention a mandatory club or membership on 0%; 28 retained listings carry remarks. These are keyword classifications of free text, not verified facts about any association. Among retained listings with a recorded construction year, the median monthly-equivalent fee is $453 for a recorded year built of 2005 or later (17 listings) and $55 for those built before 1995 (10 listings); construction year is a recorded field and this comparison does not explain why fees differ. Small subgroup: 2005+ n=17; pre-1995 n=10; read cautiously. Small sample: 30 valid before trimming; 28 retained. A few listings can materially change these figures.

FACT BOX (exact figures)
- Active townhouse or villa listings, Miami Gardens (before exclusions and trimming): 34 [September 15, 2026]
- Listings with a valid fee before trimming / retained after 1st-99th percentile trim: 30 / 28 (2 trimmed; 0 fee without billing frequency excluded) [September 15, 2026]
- Median monthly-equivalent homeowners association fee, retained sample: $184 [September 15, 2026]
- Middle half of the retained sample (25th to 75th percentile): $67 to $458 [September 15, 2026]
- Median fee per square foot per month: $0.11 (28 retained listings with recorded living area of at least 300 square feet) [September 15, 2026]
- A year of reported fees as a share of current asking price (median of per-listing ratios): 0.49% (28 retained listings with a current asking price of at least $20,000) [September 15, 2026]
- Retained sample with fees of $500 or more a month / below $200: 0% (0) / 53.6% (15) of 28 [September 15, 2026]
- Two association layers reported (master + sub), retained sample: 0% (0) [September 15, 2026]
- Billed quarterly (converted to monthly), retained sample: 7.1% [September 15, 2026]
- Remarks mention a special assessment / pending or buyer-paid, retained sample: 0% / 0% [September 15, 2026]
- Remarks mention a mandatory club or membership, retained sample: 0% [September 15, 2026]
- Five-county median, retained sample after region-level trimming: $305 (3,488 listings); Miami Gardens ranks 34th among 35 published city medians [September 15, 2026]
- Median fee, recorded year built 2005 or later / before 1995 (retained sample): $453 (2005+ n=17) / $55 (pre-1995 n=10). Small subgroup: 2005+ n=17; pre-1995 n=10; read cautiously. [September 15, 2026]
- Small retained fee sample — interpretation caution: Small sample: 30 valid before trimming; 28 retained. A few listings can materially change these figures. [September 15, 2026]

QUOTABLE DATA POINTS (attribute to PBP Real Estate analysis of BeachesMLS listing data)
- "The median monthly-equivalent homeowners association fee in Miami Gardens's retained usable-fee sample (n=28), after exclusions and percentile trimming, is $184, compared with $305 in the separately trimmed five-county sample. Small sample: 30 valid before trimming; 28 retained. A few listings can materially change these figures."
- "Among Miami Gardens townhouses and villas in the retained usable-fee sample (n=28) after exclusions and percentile trimming, 0 percent have listed monthly-equivalent fees of $500 or more and 53.6 percent are below $200. Small sample: 30 valid before trimming; 28 retained. A few listings can materially change these figures."
- "Among the retained usable-fee listings in Miami Gardens with a recorded construction year, the median monthly-equivalent fee is $453 for a recorded year built of 2005 or later (17 listings) and $55 for those built before 1995 (10 listings). Small subgroup: 2005+ n=17; pre-1995 n=10; read cautiously. Small sample: 30 valid before trimming; 28 retained. A few listings can materially change these figures."

CHARTS (standalone PNG; title, as-of date, edition and source baked in)
- miami-gardens-hoa-fee-vs-south-florida-b302c6f0a60f1-2026-09-15.png
  Caption: Median monthly-equivalent homeowners association fee in the retained usable-fee sample after exclusions and percentile trimming, Miami Gardens and the published comparison cities, grouped by county, September 15, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate. Small sample: 30 valid before trimming; 28 retained. A few listings can materially change these figures.
  Alt text: Dot strip chart in five county lanes. Miami Gardens retained-sample median $184 a month (n=28); five-county median $305 (n=3,488, region-level trim). Small sample: 30 valid before trimming; 28 retained. A few listings can materially change these figures.
- miami-gardens-hoa-fees-by-band-b302c6f0a60f1-2026-09-15.png
  Caption: Monthly-equivalent homeowners association fee bands for the 28 active Miami Gardens townhouse or villa listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, September 15, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate. Small sample: 30 valid before trimming; 28 retained. A few listings can materially change these figures.
  Alt text: Column chart of the retained usable-fee sample by fee band: Under $100 28.6% (8 listings); $100 to $200 25% (7 listings); $200 to $300 7.1% (2 listings); $300 to $400 0% (0 listings); $400 to $600 39.3% (11 listings); $600 to $1,000 0% (0 listings); $1,000 and up 0% (0 listings). Small sample: 30 valid before trimming; 28 retained. A few listings can materially change these figures.
- miami-gardens-hoa-fees-by-decade-b302c6f0a60f1-2026-09-15.png
  Caption: Median monthly-equivalent homeowners association fee by recorded YearBuilt decade among Miami Gardens townhouses and villas in the retained usable-fee sample after exclusions and percentile trimming, September 15, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Recorded YearBuilt 2005+ n=17; pre-1995 n=10. Small subgroup: 2005+ n=17; pre-1995 n=10; read cautiously. Small sample: 30 valid before trimming; 28 retained. A few listings can materially change these figures.
  Alt text: Column chart of median fee by recorded decade built: 1970s count only (3 listings); 1980s count only (4 listings); 1990s count only (4 listings); 2010s count only (1 listings); 2020s $456 (16 listings). Recorded year built 2005 or later $453 (17 listings); before 1995 $55 (10 listings). Small subgroup: 2005+ n=17; pre-1995 n=10; read cautiously. Small sample: 30 valid before trimming; 28 retained. A few listings can materially change these figures.

METHODOLOGY
Method, in plain English. What we counted: active townhouse or villa listings whose MLS City field is Miami Gardens, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-15 07:18:25 UTC (data as of September 15, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (30 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (2 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 28 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 34 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 3,488 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the recorded Townhouse and Villa subtypes together after condominium classification. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 15, 2026 (BeachesMLS pull 2026-09-15T07:18:25.090292+00:00). Current edition. A later snapshot may differ; this file describes only the date above. Cite this dated file for its figures. The monthly archive at https://www.pbprealestate.com/press/miami-gardens/2026-09/ contains a separately dated edition; cite that page only for the figures shown in that edition. Later current data is at https://www.pbprealestate.com/hoa-fees-miami-gardens/. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.

CONTACT
Questions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate, LLC, 700 NW 7th Drive, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00 AM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.