Published October 4, 2026 in Market Update

One part of Coral Gables is moving faster and closer to asking

By Shelia Gasson

Real estate, Coral Gables

Realtor.com reported that 20.8% of listings nationwide had price cuts in September, the highest share since October 2022. That number is real. But it can mislead a Coral Gables seller or buyer if they apply it to the wrong part of town.

The Real Estate Data Aggregator tracked two ZIP codes inside Coral Gables for the three months ending July 31, 2026. ZIP 33146 and ZIP 33134 tell pretty different stories. A seller pricing by the wrong ZIP is leaving money on the table, or sitting unsold.

ZIP 33146: sellers are getting close to asking, and some are getting more

The Real Estate Data Aggregator counted 38 homes sold in ZIP 33146 in the three months ending July 31, 2026. The median sale price was $1,450,000. Homes here sold at an average of 97% of list price, up 4.2 points from the same period in 2025.

A year ago, almost no homes in 33146 sold above asking. In the three months ending July 31, 2026, the Real Estate Data Aggregator shows 15.8% of homes sold above list price. That is up 15.8 points year over year. That shift matters when you are picking a list price.

That 22.6% going under contract within two weeks is the number I want sellers to see. It means nearly 1 in 4 homes in 33146 found a buyer fast. Price it right, and you can be in that group.

One honest note: the median sale price in 33146 is down 34.8% from the same period in 2025. That is a big swing. It likely reflects a shift in the mix of homes that sold, not a straight drop in what your home is worth. This is exactly why I look at individual properties, not just the ZIP average.

ZIP 33134: more inventory, more days, more room to negotiate

ZIP 33134 moved more volume. The Real Estate Data Aggregator counted 134 homes sold there in the three months ending July 31, 2026, up 22.9% from the same period in 2025. Pending sales rose 23.6% year over year to 136.

But buyers in 33134 are getting more breathing room. The average sale came in at 94.6% of list price, down 0.6 points year over year. Median days on market hit 95 days, which is 20 days longer than the same period in 2025. Only 5.2% of homes sold above list, down 5.8 points year over year.

For buyers in 33134, that 94.6% sale-to-list ratio means there is real negotiation room. For sellers, 95 days on market is a long time to carry a home. Pricing sharp from day one matters more here than it does across town in 33146.

How the two ZIP codes compare side by side

What is happening across all of Coral Gables

Together, ZIPs 33146 and 33134 saw 172 homes sold in the three months ending July 31, 2026, up 11% from the same period in 2025. Pending sales rose 12.1% year over year to 167. That is a healthy sign for the overall market.

At the same time, new listings fell 20.1% year over year to 171, and homes for sale dropped 24.6% to 242. Less supply and more sales in the same period. That combination tends to keep prices from falling far.

The wider picture: rates, price cuts, and what is selling around us

Realtor.com reported that mortgage rates climbed above 7% for the first time since January 2025. That slows buyers down everywhere. It is part of why Realtor.com also reported that 20.8% of listings nationally had price cuts in September, the highest share since October 2022.

But the Federal Housing Finance Agency reported that U.S. house prices still rose 2.6% from July 2025 to July 2026. Prices are not falling nationally. They are just growing more slowly, and sellers who overprice are the ones cutting.

The Miami Association of Realtors reported that total home sales in Miami fell 1.1% year over year to 1,769 transactions in August 2026. So the broader Miami market is not surging in volume. But at the top end, MAR also reported that Miami-Dade recorded 194 home sales of $10 million or more through August 2026, already 14.1% above the full-year 2025 total. At the current pace, MAR projects 291 such sales for the full year 2026. Luxury demand in this market is real.

Just north of us, MAR reported that Broward County saw 255 home sales of $1 million or more in August 2026 alone, up 22.6% year over year, even as total Broward home sales dipped to 1,899 transactions. The high-end segment is outperforming the broader market across South Florida, not just in Coral Gables.

In Coral Gables, the data from the Real Estate Data Aggregator shows that 33146 sellers who priced right were rewarded. In 33134, overpriced homes sat. The national price-cut story is real, but it is not the whole story for every street here.

One more thing worth saying: even within a single ZIP code, one street can read very differently from the average. A waterfront block, a corner lot, a building with high HOA fees, all of these shift the numbers. The ZIP tells you the direction. The address tells you the real story.

See It First with me, Shelia G.