Coconut Grove condo market report — Oct 2026
Live inventory as of today; sales figures from closed MLS transactions.
Where the market stands
170 condos are for sale today against a pace of 20 sales a month — 8.5 months of supply, a balanced market. 38% of active listings have cut their price, by a median 6.3%. Sellers achieved a median 92.5% of their original asking price; 9% closed at or above ask.
Is Coconut Grove a buyer's or a seller's market?
Five standard market signals in one reading: 0 is a strong buyer's market, 100 a strong seller's.
Fair-value territory. Well-priced units move; overpriced ones sit — use the sold comps to judge which is which.
A fairly priced unit should sell in a normal timeframe; presentation and price decide it.
Miami overall: 25 · Buyer's market — 17 points more seller-friendly than Miami overall
What's behind the reading
- Months of supply8.5 monthsNeutral170 listings · 239 sales in 12 months · weight 35%
How long today's listings would take to sell at the past year's sales pace. In Miami condos, under 6 months favors sellers and over 9 favors buyers.
- Sale-to-list price92.7%Favors buyers111 sales · weight 25%
Median sale price as a share of the original asking price, sales in the last 6 months. Above 97% favors sellers; below 95% means buyers are negotiating.
- Days on market66 daysNeutral111 sales · weight 15%
Median days from listing to sale for homes sold in the last 6 months. Faster sales favor sellers.
- Listings with a price cut38%Favors buyers170 listings · weight 15%
Share of homes for sale now asking less than their original price. More cuts mean sellers are chasing buyers.
- Sales momentum+2% vs last yearFavors sellers97 sales · weight 10% · sale-to-list +2.1 pts
Closings in the last 90 days against the same 90 days a year earlier, plus the change in sale-to-list. Rising sales tilt the market toward sellers.
Resale condos from the MLS (pre-construction towers excluded), all prices. As of Oct 31, 2026 · How the index works
Based in part on information from the Southeast Florida Multiple Listing Service (SEFMLS) or from MIAMI Association of REALTORS® for the period July 19, 2025 through October 31, 2026.
The last 12 months vs the year before
239 condos closed in Coconut Grove between Nov 1, 2025 and Oct 31, 2026, -1% vs the prior 12 months, at a median $1.2M (+29%) and $866 per sqft (+12%). Sold units took a median 76 days to go under contract.
Sold $/sqft and closings, 24 months
| Month | New listings | Closed | Median sold | Median sold $/sf | Median DOM |
|---|---|---|---|---|---|
| Oct 2026 | 30 | 20 | $688K | $781/sqft | 79 |
| Sep 2026 | 34 | 17 | $1.4M | $1,152/sqft | 87 |
| Aug 2026 | 38 | 16 | $900K | $843/sqft | 50 |
| Jul 2026 | 30 | 19 | $1.75M | $1,043/sqft | 51 |
| Jun 2026 | 23 | 22 | $1.67M | $845/sqft | 122 |
| May 2026 | 29 | 19 | $775K | $822/sqft | 42 |
| Apr 2026 | 37 | 22 | $1.11M | $840/sqft | 130 |
| Mar 2026 | 28 | 28 | $950K | $825/sqft | 58 |
| Feb 2026 | 25 | 26 | $1.29M | $867/sqft | 106 |
| Jan 2026 | 27 | 22 | $1.01M | $822/sqft | 104 |
| Dec 2025 | 10 | 16 | $1.39M | $1,312/sqft | 64 |
| Nov 2025 | 17 | 12 | $1.35M | $843/sqft | 97 |
Inventory and sales by price band
Whole-market counts; months of supply = actives ÷ monthly sales pace.
By bedrooms
| Size | For sale | Median asking | Asking $/sqft | Sold (12 mo) | Median sold | Sold $/sqft | Days |
|---|---|---|---|---|---|---|---|
| Studio | 4 | $440K | $847/sqft | 1 | $379K | $952/sqft | 107 |
| 1 bed | 43 | $560K | $824/sqft | 67 | $490K | $608/sqft | 81 |
| 2 bed | 58 | $1.04M | $742/sqft | 105 | $1.2M | $840/sqft | 67 |
| 3 bed | 39 | $3.25M | $1,404/sqft | 44 | $3.13M | $1,501/sqft | 103 |
| 4+ bed | 26 | $8.95M | $2,477/sqft | 22 | $7.85M | $2,031/sqft | 69 |
New vs resale: by building era
| Era | Buildings | For sale | Asking $/sqft | Sold (12 mo) | Sold $/sqft |
|---|---|---|---|---|---|
| Built 2020+ | 7 | 44 | $2,020/sqft | 44 | $1,687/sqft |
| 2010s | 6 | 10 | $2,165/sqft | 23 | $1,697/sqft |
| 2000s | 13 | 35 | $957/sqft | 55 | $957/sqft |
| 1990s | 8 | 4 | $841/sqft | 15 | $845/sqft |
| Before 1990 | 16 | 46 | $887/sqft | 56 | $622/sqft |
The floor premium
Median sold $/sqft by floor, last 12 months.
Waterfront vs the rest
Units flagged waterfront sold at a median $1,140 per sqft (106 sales) against $763 for the rest (132 sales) — +49%.
Most sales, last 12 months
| Building | Sold (12 mo) | Median price | Sold $/sqft |
|---|---|---|---|
| Mr. C | 31 | $1.93M | $1,593/sqft |
| Grove Isle | 18 | $1.53M | $841/sqft |
| Mutiny Park | 11 | $669K | $938/sqft |
| Gables Waterway Towers | 11 | $440K | $484/sqft |
| The Tower | 9 | $2.79M | $1,446/sqft |
| Club Residences at Park Grove | 8 | $1.77M | $1,647/sqft |
Fastest to contract
Buildings with at least 5 sales, by median days on market.
| Building | Days | Sold (12 mo) | Sold $/sqft |
|---|---|---|---|
| Nevis | 17 | 5 | $436/sqft |
| The Tower | 50 | 9 | $1,446/sqft |
| Club Residences at Park Grove | 53 | 8 | $1,647/sqft |
| Two Park Grove | 60 | 7 | $2,162/sqft |
| The Gables | 87 | 8 | $773/sqft |
Most inventory
Highest asking $/sqft
Building quality and risk
45 Coconut Grove buildings carry an own.miami Score (average 66). 27 have their public records checked clean — no liens, lawsuits or regulatory complaints. 3 have a special assessment in force, 5 an open or overdue recertification, and 1 active material litigation.
Condo Index tiers
New construction pipeline
5 developments are selling or under construction in Coconut Grove (342 planned units). Pre-construction asking prices run $1,600 per sqft against $1,058 for resale — a +51% premium.
Biggest price cuts on the market
Active listings with the largest reductions from their original asking price.
-24%
-24%
-19%
-19%
-17%Highest closings, last 90 days
| Unit | Beds / baths / sf | Sold | $/sf | Date |
|---|---|---|---|---|
| 5 Grove Isle Dr #S 504 Vita At Grove Isle | 4 / 4.5 / 4,318 | $9,350,000 | Sep 30, 2026 | |
| 2811 S Bayshore Dr #6A One Park Grove | 4 / 4.5 / 3,247 | $8,700,000 | Sep 29, 2026 | |
| 3581 E Glencoe St #605 Brickells Flagler | 4 / 5.5 / 3,886 | $5,350,000 | Oct 27, 2026 | |
| 2678 Tigertail Ave #802 Mr. C | 4 / 4.5 / 3,024 | $5,100,000 | Sep 10, 2026 | |
| 2678 Tigertail Ave #1806 Mr. C | 3 / 3.5 / 2,058 | $3,900,000 | Oct 22, 2026 |
Sales figures are closed MLS transactions at every price (pre-construction towers are excluded from resale medians); inventory is live at the time of viewing. Building Scores, Condo Index tiers and health records are own.miami datasets. A case or record is a claim, not a finding.
Based in part on information from the Southeast Florida Multiple Listing Service (SEFMLS) or from MIAMI Association of REALTORS® for the period October 1, 2023 through November 1, 2026.
Writing about Coconut Grove? The citable monthly figures, CSV downloads and charts are in the Data room.
Looking for a specific tower? Browse every Coconut Grove building.