What $4M, $10M and $20M Buy on Fisher Island in 2026

Fisher Island's recent sales closed at a lower median price per square foot. Comparing January 1–October 20 in both years, median closed price per reported interior square foot fell from $2,494 in 2025 to $1,987 in 2026, about 20.3% lower, across 18 and 17 sales respectively. Different homes sold; their buildings, sizes and condition affect the comparison. This does not establish that the same condo lost 20.3%.

Around $4 million opens an entry shortlist; larger budgets span the Palazzo buildings. In our October 20, 2026 snapshot, 38 active condo listings in completed communities ran from $3.75 million at Bayside Village to $39.95 million at Palazzo Della Luna. Bayview started at $3.89 million and Seaside Village at $3.99 million.

Rental asking prices do not establish an investment return. The 38 monthly rental advertisements had a $29,000 median ask. Achieved rent, vacancy, condominium and Club charges, taxes, insurance and financing determine how much an owner keeps.

Start with Fisher Island condos for sale for live inventory. For architecture, layouts and the differences between communities, read our Fisher Island buildings compared guide.

Fisher Island condo prices, building by building

We found 38 active condo listings in completed communities, plus one at Six Fisher Island, which is under construction. The table shows the completed-building listings in our dated snapshot; these are sellers' asking prices.

Snapshot: October 20, 2026. Listings and prices change. A building's lowest advertised price is the price of a particular listing, rather than a valuation of every residence there.

Harborview, Villa del Mare, Seaside Villas and Marina Village had no qualifying active sale listings in this snapshot. They can still belong on a buyer's watchlist; a quiet listing count does not tell us what the next seller will ask.

Around $4 million: start with Bayside and Seaside Village

At roughly $4 million, Bayside Village and Seaside Village are practical places to begin. Bayside had listings from $3.75 million, Seaside Village from $3.99 million, and Bayview had an advertised entry at $3.89 million.

One concrete starting point is this Bayside Village residence, asking $3.75 million for two bedrooms, 2.5 bathrooms and 1,847 reported interior square feet. That puts an actual home behind the entry price, and gives you a floor plan to compare with other island listings.

Those similar starting prices make it worth seeing more than one community before choosing a favorite. Compare the actual interior space, terrace, exposure and renovation work. A residence that needs a kitchen, bathrooms and substantial mechanical work can have a very different all-in cost from a finished home with a higher asking price.

Bayside also offered the largest selection in our completed-condo snapshot: 11 of the 38 listings. Its recent sales provide a useful anchor. We observed seven closings between October 20, 2025 and October 20, 2026, with a $3.8 million median closing price and a median of approximately $1,676 per reported interior square foot.

That gives a buyer somewhere to start a comparable-sale discussion. The next step is to match floor plan, condition and outlook. It would be a mistake to treat $3.8 million as the right price for every Bayside residence, or to assume that the gap between an asking price and that median is a negotiable discount.

Around $8 million to $12 million: compare across buildings

This is an interesting part of the market because several very different shortlists overlap.

Bayview's asking range reached $11.9 million, while Oceanside started at $7.8 million. The one Palazzo del Mare listing in our snapshot asked $10.9 million. Palazzo del Sol's lowest advertised listing was just above this band at $12.2 million.

The Palazzo del Mare example offers four bedrooms, 4.5 bathrooms and 3,690 reported interior square feet at that $10.9 million ask. Compared with the Bayside example, you are looking at roughly twice the interior space, as well as a different building and residence layout.

For a buyer, that creates a worthwhile question: would you rather buy a particular residence in Bayview or Oceanside, or stretch toward one of the Palazzo addresses? The answer depends on the available unit. Interior square footage, terrace usability, renovation quality, elevator arrival and the view from your living room deserve more attention than the building name alone.

At this budget, we would put the floor plans side by side before arranging a long tour schedule. Check the rooms you will actually use: whether a third bedroom functions as a guest suite or office, where service spaces sit, and whether indoor and outdoor living areas suit your daily routine. A beautiful photograph does not answer those questions.

For a closer look at one of these options, our Palazzo del Mare buyer's guide explains its private-arrival design and location on the island.

$15 million to $20 million and above: the Palazzo buildings and Six

The current listings put Palazzo del Sol and Palazzo Della Luna firmly on this shortlist, with asking prices beginning at $12.2 million and $14.5 million respectively. Their ranges extend well beyond $20 million, so the specific residence still matters enormously.

For a larger completed-home example just above $20 million, this Palazzo del Sol residence asked $21.9 million for five bedrooms, 5.5 bathrooms and 7,302 reported interior square feet. That is almost four times the interior space of the $3.75 million Bayside example. Buyers who need several guest suites or room for larger gatherings have a different set of floor plans to evaluate at this level.

Six Fisher Island adds a different purchase decision. The official project advertises residences from $15 million; the single active MLS listing in our snapshot asked $17.1 million. Those are two distinct offers of information: a developer-advertised starting point and an asking price for one advertised residence. Neither is a closed-sale benchmark.

Six is under construction, and BH Group currently expects completion in Q1 2027. A buyer comparing it with a completed Palazzo residence should weigh the contract's delivery provisions, deposit commitments, finish specifications and future operating budget alongside the purchase price. The developer's expected quarter is not a guaranteed handover date.

There is also an important detail in its Club offer: the developer describes paying the initiation fee at closing for purchasers approved for lifetime Club membership. Recurring Club dues, assessments and service charges remain separate. Read the current terms rather than treating “membership included” as an all-in ownership budget. Our Six Fisher Island guide covers the project in more detail.

For buyers considering an estate home instead, The Mansions on Fisher Island is a separate comparison. Its two active single-family listings asked $34 million and $57 million in our snapshot. We keep those homes outside the condo asking-price count and the condo/villa sales history below.

Have Fisher Island prices gone up over the last five years?

The observed sale medians rose substantially through 2025, followed by lower medians in the 2026 sales recorded so far.

In our sample, the median closing price per reported interior square foot rose from approximately $1,816 in 2022 to $2,523 in 2025. In 2026 through October 20, it was approximately $1,987.

The two end years cover partial periods. Price-per-square-foot calculations use reported interior area; one 2022 sale lacked qualifying area and is excluded from that column.

For a fairer recent comparison, look at the same January 1–October 20 period in each year. We observed 18 sales in 2025, with a median closing price of $8.4 million and approximately $2,494 per square foot. The 17 sales in 2026 had a median closing price of $7.4 million and approximately $1,987 per square foot.

That is useful evidence for a buyer asking whether last year's pricing should carry straight into this year's offer. It also needs context: these are different homes. A year with more large Palazzo sales can look much stronger than a year with more Village sales, even when comparable residences have changed less. A change in the island-wide median is not the appreciation or decline of your particular condo.

We would use this history to question an asking price, then narrow the comparison to the same building, a similar layout and condition, and the most relevant recent closings. Most individual buildings had fewer than five observed closings in the last twelve months, so a confident building-by-building “winner” ranking would promise more than the evidence supports.

The annual bill deserves its own budget

The purchase price gets your attention first. The recurring costs determine how comfortable the home feels to own.

Before choosing between two residences, request a written breakdown of:

• Condominium and master-association charges. Find out what the unit's dues cover and whether FICA or other master charges are already included, so you do not count them twice.
• Club costs. Separate any initiation payment from recurring dues, optional golf privileges and service charges. Ownership does not justify assuming automatic approval or identical terms for every buyer.
• Property taxes after purchase. The seller's tax bill can reflect exemptions and assessment limits that generally do not transfer. Use a buyer-specific estimate for the property and your intended use.
• Unit-level insurance and upkeep. Confirm coverage, deductibles, exclusions and the items you must insure or maintain yourself rather than assuming the association covers everything.
• Assessments and planned work. Read the current budget, reserve documents, inspection information and assessment history before treating today's quoted dues as the entire future cost.

Ask whether an advertised association fee is monthly or quarterly. A $15,000 quarterly amount is $5,000 a month; treating it as a monthly charge would distort the comparison by $120,000 a year. Equally, a low monthly number may leave other obligations outside it. Our Florida condo inspection and reserve guide explains the documents worth reviewing.

Closing costs also belong in the conversation. Under Florida's published Miami-Dade rates, a $5 million condo deed subject to the standard county deed tax and surtax produces $52,500 in those taxes, before other closing or financing costs. The contract determines payment allocation; that is not automatically a $52,500 buyer-only charge. Use the actual closing estimate for your transaction. Our Miami buying guide for international buyers discusses additional transaction considerations.

Can rental income make Fisher Island ownership work?

It can contribute to an ownership plan, but a monthly rental advertisement is only the beginning of the calculation.

Our snapshot included 38 active rental listings across the covered condo communities, with explicitly monthly asking amounts ranging from $15,000 to $85,000. The median monthly ask was $29,000. Seaside Village accounted for 20 of those listings, asking $15,000–$40,000 a month. At Palazzo Della Luna, the one rental listing asked $85,000 a month.

That spread says a great deal about how different the advertised residences are. It does not tell us which rents will be achieved, how many months a home will be occupied, or what its owner will keep. Begin with current Fisher Island rentals, then confirm the particular association's lease rules, approval process, tenant access and applicable costs. Do not infer an island-wide rental rule from a listing.

A simple rental-income illustration

Suppose a home costs $5 million and actually collects $25,000 a month for nine months. That would produce $225,000 in annual gross rent. The remaining three months contribute no rent in this example, whether through vacancy or personal use.

Here is how different annual operating-expense budgets would change the result:

This is an illustration, not a quoted property budget or a rental forecast. The assumed expense total must cover association and Club obligations, property tax, insurance, management, maintenance and other applicable operating costs. Confirm whether the proposed rental arrangement is permitted before using it in a plan.

Financing would reduce the cash left over. Acquisition costs increase the capital invested, and selling costs matter when you exit. Renovations, special assessments and changes in value also affect the eventual return. The percentages above are pre-debt operating yields on the purchase price, rather than cash-on-cash returns or total investment returns.

For buyers who plan to spend substantial time on the island, the home also serves a personal purpose. It is more useful to decide how much of the annual ownership bill rental income might cover than to assume that an attractive monthly ask makes the residence a high-yield investment.

Where we would start your shortlist

If the goal is ownership around $4 million, begin with the available Bayside Village and Seaside Village residences, and compare the Bayview listing near that level. Put renovation allowances and annual costs beside each asking price.

If your budget is closer to $10 million, tour across Bayview, Oceanside and Palazzo del Mare before committing to one address. Compare the actual floor plans and outlooks, then decide whether stretching toward Palazzo del Sol changes the experience enough to justify the cost.

At $15 million to $20 million and above, compare the available Sol and Luna residences with Six's current purchase terms. Make a deliberate decision about a completed home versus construction and future delivery.

Across all three budgets, the most useful next step is a short list of real residences with comparable sales and a complete annual cost sheet. Contact REHUB Miami to discuss your budget, how much time you expect to spend on the island, and whether renting the home is part of the plan. You can also explore the Fisher Island neighborhood guide and building directory.

Frequently asked questions

What is the starting price for a Fisher Island condo?

The lowest qualifying active condo asking price in our October 20, 2026 snapshot was $3.75 million at Bayside Village. Bayview had a listing at $3.89 million and Seaside Village at $3.99 million. Those are dated asking prices for specific listings, not permanent building minimums or achieved sale prices.

How much are condos at the Palazzo buildings on Fisher Island?

In this snapshot, Palazzo del Mare had one active sale listing at $10.9 million. Palazzo del Sol's seven listings asked $12.2 million–$36.25 million, and Palazzo Della Luna's two listings asked $14.5 million–$39.95 million. Compare the individual residence, condition and ownership costs when using those ranges.

Does buying a Fisher Island condo include Club membership?

Ask for the current Club terms and approval requirements for your purchase. Club initiation, recurring dues and optional services are separate questions. Six Fisher Island describes developer-paid initiation at closing for approved purchasers, while recurring dues, assessments and service charges remain separate.

Is Fisher Island a good rental investment?

The answer depends on the specific purchase price, permitted rental arrangement, achieved income, expenses and financing. Current rental advertisements establish asking amounts, not occupancy or profit. Build a residence-specific cash-flow estimate and include acquisition and eventual selling costs before judging total return.

About the numbers

This is an October 20, 2026 snapshot of MLS listing and closing records reviewed by REHUB Miami. Active asking-price counts cover verified Fisher Island addresses; they are listing counts, not a census of unique homes or off-market availability. Rental ranges use explicitly monthly asking amounts. Detached Mansions listings are shown separately from condos.

The historical sample contains 144 qualifying condo/villa sales from October 20, 2021 through October 20, 2026: 142 classified as Condominium and two as Villa. We remove duplicate sale events, closed rentals, unconfirmed Fisher Island addresses and invalid prices; 143 sales have qualifying reported interior area for price-per-square-foot calculations. The figures are medians of the observed transactions, rounded for readability, and are not a complete deed-history census or a repeat-sales appreciation index. Small samples, changing residence mix and renovations affect comparisons.

Association, Club and tax descriptions were checked against official sources on October 20, 2026. Request current documents and a property-specific cost breakdown before making an offer. Live listing pages may have changed since this report's snapshot.