Published October 25, 2026 in Market Update

Coconut Grove sales rose even as listings fell

By Shelia Gasson

Real estate, Coconut Grove

Here is the one thing that changes how you should think about Coconut Grove right now. The Real Estate Data Aggregator counted 166 homes sold in ZIP 33133 over the three months ending August 31, 2026. That is up 16.9% from the same months a year before. At the same time, the number of homes for sale fell 20.5%. Buyers kept buying even as their choices shrank. That shift matters whether you are selling, buying or watching from out of state.

Fewer homes for sale, but buyers kept showing up

The Real Estate Data Aggregator shows only 299 homes were for sale in Coconut Grove during those three months. That is a sharp drop from a year before. New listings also slipped, down 3.1% to 189 over the same period. When fewer homes come to market and sales still rise, the homes that are priced well tend to get attention. The ones that are not can sit.

The median price rose, but homes took longer to sell

The Real Estate Data Aggregator put the median sale price at $1,787,000 for the three months ending August 31, 2026. That is up 13.8% from the same stretch a year before. Still, the median days on market was 93 days, which is 28 days longer than a year ago. Price and speed are not always moving in the same direction. A higher price does not mean a faster sale.

Homes sold at an average of 94.2% of their list price, according to the Real Estate Data Aggregator. That is down just 0.1 points from a year before, so sellers were still landing close to their ask. But only 3.6% of homes sold above list price, down 0.6 points year over year. Bidding wars in Coconut Grove are not common right now.

Pending sales and quick contracts tell you where demand is

The Real Estate Data Aggregator counted 152 pending sales in ZIP 33133 over those three months, up 9.4% from a year before. That tells you buyers are still signing contracts. About 12.5% of homes went under contract within two weeks of listing. That share is down 0.5 points from last year, so the fastest-moving homes are a little less common than they were.

Miami-Dade's top end is still very active

MAR reported on October 16, 2026 that Miami-Dade already logged 24 sales above $30 million through September 2026, breaking the full-year 2025 record. That is a wider Miami-Dade number, not just Coconut Grove, but it shows the upper end of this market has real buyers. Coconut Grove sits in that conversation.

MAR also reported that South Florida single-family homeowners who bought 15 years ago have built roughly $500,000 in home equity as of 2026 Q2. That kind of equity changes what a seller can do next, whether they are moving locally or out of state.

Rates are a real factor right now

MAR noted that mortgage rates rose to 7.46% since early September 2026. Realtor.com also reported that rates climbed above 7% for the first time since January 2025. Higher rates slow some buyers down. That is part of why days on market stretched to 93 days here. Pricing your home to the current buyer pool, not last year's, matters more than ever.

Nationally, Realtor.com reported that 20.8% of listings took a price cut in September, the highest share since October 2022. Coconut Grove is its own market, but that national pattern is worth knowing. Sellers who price carefully from the start tend to avoid that situation.

What this means if you own in Coconut Grove

Sales are up and supply is down. That sounds straightforward. But homes are also taking 93 days to sell, and very few are going above list price. The market is active, not frantic. Buyers are choosing carefully. Pricing and timing need to reflect what is actually happening in the three months ending August 31, 2026, not what happened a year ago.