Coconut Grove’s $231.8 Million Luxury Quarter: What Houses and Condos Contributed
Coconut Grove’s residential market at $2 million and above recorded 56 sales totaling $231.8 million in the third quarter of 2026. Single-family homes accounted for most of the dollar volume, while condominiums contributed more than a quarter of the recorded transactions.
The Haute Residence Coconut Grove Luxury Market Report for Q3 2026 sets out those findings alongside every included sale and a separately dated inventory snapshot. Its scope is ZIP code 33133, excluding records labeled Coral Gables, with a $2 million residential threshold and a July 1 through September 30 reporting period based on the source’s sale-date field.
Two property types, one headline total
Single-family homes contributed 40 recorded sales and $172,204,563 in volume, approximately 74% of the quarter’s total. Condominiums accounted for 16 transactions and $59,572,500, or approximately 26% of volume.
That split is important when interpreting the combined market. A neighborhood-wide statistic blends house and condominium transactions, even though their ownership structures, carrying costs and comparable-property considerations differ. A buyer considering a condominium should not treat the full-market average as a substitute for building- and unit-level comparisons.
The combined median recorded price was $3,157,032, against an average of $4,138,876. Thirteen transactions reached $5 million or more. The largest recorded sale, at 4040 Kiaora Street, was $22.5 million; it was the only transaction in the included set to reach $10 million.
The pricing benchmark is $1,437 per interior square foot
The report calculates weighted recorded-sale pricing at $1,437 per square foot. The underlying calculation divides $231,777,063 in eligible sale value by 161,339 square feet of interior space across all 56 transactions.
This method avoids giving every property’s individual price-per-square-foot figure equal weight regardless of size. It is not the same as taking a simple average of those individual ratios, and the formula is disclosed so readers can reproduce the result.
Even a consistent calculation remains a market summary rather than a valuation of a particular home. Size, property type, condition and location need to be investigated separately. The recorded price and interior area alone do not establish that a property was bought for redevelopment or that its existing structure had no value.
The October snapshot shows a different property mix
As of October 14, 2026, the report’s inventory snapshot contained 33 properties asking $2 million or more: 17 condominiums and 16 other listings. Their combined asking price was $177,191,000, with a median of $4,350,000.
Weighted asking price per square foot was $1,561, using total asking price divided by total interior square feet across the same 33 listings. Those figures describe the October 14 snapshot, not live availability on November 2.
The asking inventory and the recorded-sale set are not matched pairs. Their different mix is one reason not to read the gap between $1,561 asking and $1,437 recorded pricing as a market-wide discount. Nor should the 33-listing snapshot be divided by the quarter’s 56 recorded sales to produce a precise absorption claim without reconciling the dates, boundaries and datasets.
What is included, and what is deliberately excluded
The sale figures come from an ATTOM recorded-deed snapshot. A $2.15 million construction-loan or financing record at 1701 Wa Kee Na Drive was excluded because a financing instrument is not a home sale. The published 56-sale total and all related calculations use the remaining eligible records.
The geographic definition is explicit, too. ZIP code 33133 with a Coral Gables exclusion is the report’s research boundary; it may not coincide exactly with every reader’s understanding of Coconut Grove. The complete report preserves that scope rather than presenting the totals as a universal neighborhood census.
The source’s “Sale Date” has not yet been confirmed as a closing, deed or recording date, and late-filed records may change the available evidence. A comparison with MLS records left unmatched transactions in both directions. Those differences do not prove off-market activity, and some address-and-price matches remain provisional because the source lacks condominium unit numbers.
A baseline for the next quarter, not a trend claim
Q3 2026 is the first Coconut Grove edition in this series. The results establish a documented starting point; without a comparable prior-period dataset, they do not establish appreciation, a slowdown or a change in buyer demand.
The most useful takeaway is therefore the structure of the market captured in the quarter: a substantial single-family contribution, meaningful condominium activity and a wide transaction range that makes property-specific comparisons essential.
Read the complete Coconut Grove Q3 2026 luxury market report for the ranked sales, inventory snapshot and source notes. The Coconut Grove area guide provides additional neighborhood context, and Haute Residence Market Reports brings the research series together.