Published November 1, 2026 in Market Update

Coconut Grove got tighter as sales rose and listings fell

By Shelia Gasson

Real estate, Coconut Grove

The number that changes what sellers should do right now: inventory in Coconut Grove dropped 20.5% year over year. The Real Estate Data Aggregator counted only 299 homes for sale in ZIP 33133 for the three months ending August 31, 2026. Fewer competing listings can help your home stand out, but pricing it right still matters.

Sales rose, but homes are taking longer to sell

The Real Estate Data Aggregator counted 166 homes sold in ZIP 33133 for the three months ending August 31, 2026. That is up 16.9% from the same stretch in 2025. More homes are changing hands, which is a real sign of activity. But the median days on market was 93 days, which is 28 days longer than a year before. Not every listing is moving fast, even in a tighter market.

Prices are up, but buyers are not paying over list

The Real Estate Data Aggregator put the median sale price in ZIP 33133 at $1,787,000 for the three months ending August 31, 2026. That is up 13.8% from the same period in 2025. Even so, homes sold at an average of 94.2% of list price, down 0.1 points from a year before. Only 3.6% of homes sold above list price, down 0.6 points. Buyers in Coconut Grove are active, but they are not in a bidding frenzy.

New listings slipped while pending sales climbed

The Real Estate Data Aggregator counted 189 new listings in ZIP 33133 for the three months ending August 31, 2026, down 3.1% from the year before. At the same time, pending sales rose 9.4% to 152 homes. More buyers are going under contract even as fewer sellers are entering the market. That gap is part of why supply keeps shrinking.

Miami-Dade's high end is moving too

It is not just Coconut Grove. MAR reported that Miami-Dade recorded 24 home sales above $30 million through September 2026, breaking the full-year 2025 record. That kind of activity at the top of the market tells you serious buyers are still writing checks in Miami-Dade, even as mortgage rates have climbed. MAR also reported that rates rose to 7.46% as of mid-October 2026. That is a real cost for anyone financing a purchase.

What this means for you

For sellers: supply in Coconut Grove is tighter, and that can help. But 93 median days on market says pricing matters more than ever. A home priced well for its block will move. One priced for a different block may sit. For buyers: 5.5 months of supply gives you some room to be thoughtful. Still, only 12.5% of homes went under contract within two weeks of listing, per the Real Estate Data Aggregator, so the ones that are priced right do move quickly. Be ready when the right one comes up.

See It First with me, Shelia G.