Published October 11, 2026 in Market Update

Coconut Grove inventory is down, and pending sales are up

By Elizabeth Costa

Real estate, Coconut Grove

Here's the number that matters most right now: inventory in Coconut Grove fell 18.4% to 555 homes, while pending sales rose 14.3% to 319. That's from the Real Estate Data Aggregator, covering the three months ending August 31, 2026. Fewer listings and more contracts moving forward at the same time. That combination changes what you should expect, whether you're selling or buying.

What this means if you're listing

You're not competing with as many homes as you were a year ago. The Real Estate Data Aggregator counted 555 homes for sale across the Grove's three ZIP codes combined. That's down 18.4% from the same period in 2025. Nationally, Realtor.com reported active listings topped 1.16 million in September 2026. The Grove is moving in the opposite direction from the national trend. That's worth knowing when you're deciding when to list.

What this means if you're buying

Pending sales are up 14.3% to 319. The Real Estate Data Aggregator also counted 315 homes sold in the Grove in the three months ending August 31, 2026, up 13.3% from the same period in 2025. More buyers are moving, and fewer homes are sitting. The next home you like may go under contract faster than you expect. That's not a warning, just a fact to plan around.

A closer look by ZIP code

The three ZIP codes that make up Coconut Grove each tell a slightly different story. Here's what the Real Estate Data Aggregator counted for the three months ending August 31, 2026.

Prices rose in two ZIP codes, fell in one

In ZIP 33133, the Real Estate Data Aggregator put the median sale price at $1,787,000, up 13.8% from the same period in 2025. In ZIP 33134, the median was $935,000, up 13.7%. In ZIP 33146, the median came in at $1,090,000, down 38.3%. That drop in 33146 is large. It reflects only 28 homes sold, so a small mix shift in what actually closed can move the median sharply. It doesn't mean prices collapsed on every street.

Days on market went up in two ZIP codes

The Real Estate Data Aggregator shows median days on market in ZIP 33133 at 93 days, up 28 days from a year ago. In ZIP 33134, it was 98 days, up 14 days. ZIP 33146 was the exception: 63 days, which is 21 days shorter than the same period in 2025. Homes are taking longer to close in most of the Grove. That's a real shift. Price it right from the start and you'll spend less time waiting.

Homes going under contract quickly in 33146

In ZIP 33146, the Real Estate Data Aggregator counted 24.2% of homes going under contract within two weeks of listing. That's up 14.2 points from the same period in 2025. In ZIP 33134, 15.7% went under contract within two weeks, up 4.7 points. In ZIP 33133, 12.5% did, down 0.5 points. If you're buying in 33146 or 33134, the faster-moving listings are real. Have your financing ready.

The national backdrop

Nationally, Realtor.com reported that mortgage rates climbed above 7% for the first time since January 2025. Realtor.com also reported that price cuts hit 20.8% of listings in September 2026, the highest share since October 2022. The Federal Housing Finance Agency put U.S. house price growth at 2.6% from July 2025 to July 2026. Coconut Grove's price gains in 33133 and 33134 ran well ahead of that national figure.

Miami-Dade's high end kept moving

Miami Realtors reported that Miami-Dade home sales of $10 million or more through August 2026 reached 194, already 14.1% above the full-year 2025 total. At the current pace, Miami Realtors projected the county would finish 2026 with about 291 such transactions. Miami-Dade total home sales in August 2026 came in at 1,769, down year over year. The top end of the market is moving faster than the overall count.

One more thing: these numbers cover whole ZIP codes. One street can read very differently from the ZIP code average. If you want to know what's happening on your block, text me your address.