Coral Gables Mid Year Review
Compiled by the Smith Formosa Team
Summary Highlights
| Metric | 2025 | 2026 | Change | Context |
|---|---|---|---|---|
| Transaction Count | 340 | 343 | +0.9% | Essentially flat — same market depth |
| Total Dollar Volume | $800.6M | $999.8M | +24.9% | +$199M on the same number of deals |
| Median Sale Price | $1,600,000 | $1,650,000 | +3.1% | Steady appreciation in the broad market |
| Average Sale Price | $2,354,742 | $2,914,823 | +23.8% | Trophy sales lifting the average significantly |
| Median $/Sq Ft | $785 | $842 | +7.3% | Price per square foot accelerating |
| Median DOM | 81 days | 72 days | −11.1% | Homes selling measurably faster |
| Median SP/LP Ratio | 94.9% | 94.9% | No change | Negotiating dynamic unchanged |
| Transactions $10M+ | 10 | 18 | +80% | Ultra-luxury segment nearly doubled |
The same number of deals — 340 vs. 343 — generated nearly $200M more in volume. Buyers are not more numerous. They are spending significantly more per transaction, with average sale price up 23.8% year over year.
By Property Type
| Type | 2025 Count | 2026 Count | Δ Count | 2025 Median | 2026 Median | Δ Median | 2025 CDOM | 2026 CDOM | Δ CDOM |
|---|---|---|---|---|---|---|---|---|---|
| Single Family | 194 | 217 | +11.9% | $2,387,500 | $2,350,000 | −1.6% | 79 days | 60 days | −24.1% |
| Condominium | 137 | 115 | −16.1% | $580,000 | $550,000 | −5.2% | 89 days | 104 days | +16.9% |
| Townhouse | 8 | 11 | +37.5% | $2,200,000 | $2,100,000 | −4.5% | 58 days | 207 days | +257% |
Single-family demand is accelerating — more deals, faster closings. Condos moved in the opposite direction across all three metrics. The townhouse DOM increase is significant and warrants attention.
Single-family is tightening. Condos are softening. Single-family posted 11.9% more deals and closed 24% faster. Condos recorded 16.1% fewer transactions, a 5.2% price decline, and 17% more days on market. These two segments are moving in opposite directions.
Month-by-Month Comparison
| Month | 2025 Sales | 2025 Volume | 2025 Median | 2026 Sales | 2026 Volume | 2026 Median | Vol Δ |
|---|---|---|---|---|---|---|---|
| January | 61 | $124.9M | $1,340,000 | 39 | $87.6M | $1,650,000 | −29.9% |
| February | 41 | $121.3M | $1,430,000 | 51 | $121.7M | $1,600,000 | +0.3% |
| March | 58 | $124.8M | $1,760,000 | 56 | $162.2M | $1,350,000 | +29.9% |
| April | 67 | $158.6M | $1,350,000 | 70 | $241.2M | $1,975,000 | +52.1% |
| May | 65 | $168.5M | $2,000,000 | 66 | $224.0M | $1,762,500 | +32.9% |
| June | 48 | $102.5M | $1,500,000 | 61 | $163.2M | $1,250,000 | +59.2% |
April 2026 was a breakout month. At $241.2M in volume on 70 closings, April outpaced April 2025 by 52% in dollar terms on nearly the same number of transactions. March through June 2026 outperformed the same months in 2025 in every case, by margins ranging from 30% to 59%.
Year-Over-Year by ZIP Code
| ZIP | Area | 2025 Sales | 2025 Median | 2025 Volume | 2026 Sales | 2026 Median | 2026 Volume | Med Δ | Vol Δ |
|---|---|---|---|---|---|---|---|---|---|
| 33134 | Central / Downtown | 180 | $1,249,500 | $297.9M | 190 | $1,297,500 | $319.0M | +3.8% | +7.1% |
| 33146 | South Coral Gables | 82 | $1,791,250 | $199.7M | 73 | $1,750,000 | $150.0M | −2.3% | −24.9% |
| 33133 | Grove / W. Gables fringe | 30 | $633,750 | $50.4M | 32 | $991,500 | $92.6M | +56.4% | +83.8% |
| 33156 | Gables Estates / Old Cutler | 14 | $5,650,000 | $96.6M | 23 | $7,675,000 | $272.3M | +35.8% | +181.9% |
| 33143 | South Gables / Snapper Creek | 20 | $5,425,000 | $131.3M | 15 | $6,850,000 | $143.2M | +26.3% | +9.1% |
| 33158 | Gables by the Sea | 13 | $1,720,000 | $23.8M | 7 | $2,600,000 | $19.8M | +51.2% | −16.8% |
ZIP 33156 is the defining story: volume nearly tripled (+182%) on 9 additional transactions. ZIP 33146 is the only major ZIP with declining volume across both count and price metrics.
ZIP 33156 is operating in its own market. Volume nearly tripled — from $96.6M to $272.3M — on just nine additional transactions. Median price rose from $5.65M to $7.675M (+35.8%). Meanwhile ZIP 33133 (Coconut Grove fringe) nearly doubled in volume with median prices up 56.4%, the strongest improvement of any non-luxury ZIP.
Price Band Shift
The sub-$500K segment shrank 4.3 percentage points. The $10M+ tier nearly doubled its share of total transactions. The market is migrating upward.
The entry-level segment is shrinking while the ultra-luxury tier expands. The $10M+ tier nearly doubled its share — from 2.9% to 5.2% of all transactions. The sub-$500K segment shrank from 16.8% to 12.5%. Coral Gables is trading up across the board.
Single-Family Median Price by Bedroom
| Bedrooms | 2025 Median | 2026 Median | YOY Change | Dollar Change |
|---|---|---|---|---|
| 2 Bedroom | $1,165,000 | $1,157,500 | −0.6% | −$7,500 |
| 3 Bedroom | $1,600,000 | $1,650,000 | +3.1% | +$50,000 |
| 4 Bedroom | $2,550,000 | $2,712,500 | +6.4% | +$162,500 |
| 5 Bedroom | $4,500,000 | $4,392,500 | −2.4% | −$107,500 |
| 6 Bedroom | $7,900,000 | $9,650,000 | +22.2% | +$1,750,000 |
The 3-to-4 bedroom threshold remains the most significant value inflection point for the broader market, with the 4BR median rising 6.4% to $2.71M. The 6BR tier posted a dramatic +22.2% gain — driven by Gables Estates trophy inventory — but the 4BR appreciation is the more consistent signal for most sellers.