By Elizabeth Costa - Top Real Estate Agent in Doral, Florida | The Keyes Company
15+ years of experience · 300+ closed transactions · Bilingual: English & Spanish
Exclusive Member of Forbes Global Properties · Founding Member of Luxury Portfolio International
What did the Coral Gables area single-family home market do in July 2026?
Across the four Coral Gables area ZIP codes (33134, 33146, 33156, 33133), 75 single-family homes closed in July 2026 at an aggregate median sale price of $2,500,000, up 33.9 percent from June, driven primarily by ultra-luxury activity in Coconut Grove (33133) including two July trophy closings above $10 million. Median days on market was 41, sale-to-list ratio held at 95 percent, and cash accounted for 55 percent of July closings, roughly triple Doral's cash share and consistent with the deep-cash characteristic of the Coral Gables corridor. Four sub-markets told distinct stories: Coral Gables Core (33134) delivered a $1,420,000 July median at 41 days on market with tight 1.4 months of inventory; the Riviera (33146) posted the highest sale-to-list ratio at 98 percent on a small July sample; Pinecrest / South Coral Gables (33156) closed 28 homes at a $2,900,000 median with pronounced ultra-luxury tail; and Coconut Grove / South Coral Gables (33133) posted a $3,300,000 median inflated by ultra-luxury tier activity, with the typical tier (under $5M) sitting at a $1,825,500 90-day median. Full breakdown, split-tier analysis for 33133, and August signals follow.
In This Report
- Coral Gables Area Aggregate July 2026 Snapshot
- The Four Sub-Markets at a Glance
- Coral Gables Core (33134)
- Coral Gables Riviera (33146)
- Pinecrest / South Coral Gables (33156)
- Coconut Grove / South Coral Gables (33133) with Split-Tier Analysis
- July 2026 Trophy Closings
- The Cash Story: Why Coral Gables Runs at 55 Percent Cash
- Q2 2026 vs July 2026 Comparison
- What This Means for Sellers
- What This Means for Buyers
- Signals to Watch for August and Q3 2026
- Methodology and Data Sources
- Frequently Asked Questions
This report covers single-family home activity across four Coral Gables area ZIP codes (33134, 33146, 33156, 33133) for July 2026, with 90-day rolling context from May through July and comparative reference to the Coral Gables Area Q2 2026 report. It uses statistically robust methodology, provides a split-tier analysis for the 33133 Coconut Grove area (where ultra-luxury activity meaningfully affects aggregate medians), and identifies the specific signals that matter for sellers and buyers positioning for August and the third quarter.
I am Elizabeth Costa, a Realtor with The Keyes Company. This is part of my ongoing hyperlocal market report series covering Doral, Coral Gables, Pinecrest, Coconut Grove, and other Miami-Dade luxury markets each month.
Coral Gables Area Aggregate July 2026 Snapshot
Across the four Coral Gables area ZIP codes combined, July 2026 delivered a market that is unmistakably luxury and unmistakably cash-heavy. The headline numbers:
| Metric | July 2026 | 90-Day (May–Jul) | Direction |
|---|---|---|---|
| Closed sales | 75 | 253 | Stable |
| Median sale price | $2,500,000 | $2,125,000 | Up (mix-effect) |
| Median $/sqft | $925 | $864 | Up |
| Median days on market | 41 | 44 | Slightly faster |
| Median sale-to-list ratio | 95.0% | 95.0% | Stable |
| Cash share | 55% | 52% | Up (higher tier weight) |
| Active inventory | 166 | 166 | Stable |
| Pending sales | 102 | 102 | Stable |
Aggregate takeaways: July delivered 75 closed single-family sales across the Coral Gables area, roughly in line with June's 94 and May's 74. The 33.9 percent month-over-month median price increase (from June's $1,867,500 to July's $2,500,000) is meaningful but requires unpacking. Most of the jump is attributable to a heavier weight of ultra-luxury tier activity in Coconut Grove (33133) in July, including two closings above $10 million. This is a mix-effect story, not systemic price appreciation.
What is systemic is the 55 percent cash share, up from 52 percent 90-day baseline. This is roughly triple Doral's cash share for the same period (12 percent) and reflects the deep-cash characteristic of the Coral Gables corridor: high-net-worth domestic and international buyers dominate the transaction pool, and jumbo mortgage rates at current levels favor cash deployment over financing for buyers with liquidity.
Aggregate months of inventory is 2.0, placing the Coral Gables area as a Strong Seller's market by the Miami-Dade convention (under 3 months = seller's, 3-6 = balanced, over 6 = buyer's). But as with Doral, the aggregate obscures meaningful sub-market variation.
The Four Coral Gables Area Sub-Markets at a Glance
| Sub-Market (ZIP) | Closed 90d | Median Price | $/sqft | DOM | SP/LP | Cash % | MOI |
|---|---|---|---|---|---|---|---|
| Coral Gables Core (33134) | 77 | $1,425,000 | $801 | 51 | 96.0% | 45% | 1.4 |
| Coral Gables Riviera (33146) | 19 | $2,080,000 | $1,042 | 25 | 97.0% | 42% | 2.2 |
| Pinecrest / South Coral Gables (33156) | 87 | $2,400,000 | $764 | 49 | 94.0% | 49% | 2.4 |
| Coconut Grove / South Coral Gables (33133) | 70 | $2,662,500 | $1,017 | 40 | 95.0% | 64% | 2.0 |
Every one of these four sub-markets is in structural seller's territory (MOI under 3 months), which contrasts meaningfully with Doral's more mixed picture. The Coral Gables area is broadly inventory-constrained, and this is what supports the high sale-to-list ratios and rapid days-on-market seen across sub-markets.
Coral Gables Core (33134)
90-day snapshot: 77 closed sales, 36 active listings, 29 pending. Median sale price $1,425,000 with median $/sqft $801. Median 51 days on market and 96.0 percent sale-to-list ratio. Cash accounted for 45 percent of closings. Months of inventory: 1.4, the tightest of the four sub-markets.
July highlights: 20 closed sales at a median of $1,420,000, up 29.1 percent from June's $1,100,000 median. Median 41 days on market. Sale-to-list ratio held at 96.0 percent. Cash share climbed to 50 percent in July.
Read: 33134 is the historic heart of Coral Gables, encompassing Country Club Prado, Coral Gables Section B and E, and the Biltmore corridor. It is a Strong Seller's market at 1.4 months of inventory, one of the tighter luxury sub-markets in Miami-Dade. The July median uptick is partly mix-effect (a heavier weight of higher-priced closings in July) rather than systemic price appreciation, but the direction confirms sustained demand at the sub-market's price point. Notable July closings include activity on N Greenway Dr in Coral Gables Section B, Zamora Ave in Coral Groves, and Aledo Ave in Country Club Section 6.
For sellers: 33134 is a favorable listing environment. Tight inventory, high sale-to-list, and steady cash-buyer presence support well-priced properties. Prep matters more than pricing at the top of the range: buyers here expect professional presentation.
For buyers: Expect competition on the right listings. Have proof of funds or full underwriting ready. Financed buyers can win but typically need to bring stronger offers than in Doral or lower-priced Miami-Dade sub-markets.
Coral Gables Riviera (33146)
90-day snapshot: 19 closed sales, 14 active listings, 12 pending. Median sale price $2,080,000, median $/sqft $1,042 (the highest of any Coral Gables area sub-market). Median 25 days on market, the fastest 90-day DOM in the Coral Gables area. Sale-to-list ratio 97.0 percent. Cash accounted for 42 percent of closings. Months of inventory: 2.2.
July highlights: 5 closed sales at a median of $2,375,000. June median was $3,200,000 on 3 closings, so the 25.8 percent month-over-month decline should be interpreted with mix-effect and small-sample caveat. Median 25 days on market. Sale-to-list ratio jumped to 98.0 percent, the highest in Coral Gables for July. Cash share 40 percent.
Read: The Riviera section (Coral Gables Riviera Section, C Gab Riviera Sections 2, 5, 9, 12) is a compact, tightly-held sub-market with the highest $/sqft in the corridor at $1,042. The 25-day median DOM tells you the Riviera is where properties move fast when priced correctly. The July 98 percent sale-to-list ratio confirms buyers are negotiating minimally on Riviera properties in the current environment.
For sellers: The Riviera rewards correct pricing with fast closings and near-asking prices. If you are priced right, do not expect to sit long. Notable recent closings include activity on Vilabella Ave, Certosa Ave, Castaneda St, and Robbia Ave, all in the Riviera Sections.
For buyers: Small sample, tight market. Be prepared to move within days on properties that match. The premium $/sqft reflects genuine buyer demand for the neighborhood.
Pinecrest / South Coral Gables (33156)
90-day snapshot: 87 closed sales (the highest of any single Coral Gables area sub-market), 69 active listings, 33 pending. Median sale price $2,400,000, median $/sqft $764. Median 49 days on market and 94.0 percent sale-to-list ratio. Cash accounted for 49 percent of closings. Months of inventory: 2.4.
July highlights: 28 closed sales at a median of $2,900,000, up 17.9 percent from June's $2,460,000 median. Median 33 days on market. Sale-to-list ratio 95.0 percent. Cash share 50 percent.
Read: 33156 covers Pinecrest and portions of South Coral Gables and includes several of the corridor's most notable ultra-luxury communities: Gables Estates, Old Cutler Bay, Kerrwood Oaks, and Parkway Homesites. This sub-market has some of the largest single-family transactions in Miami-Dade, with 90-day closings including activity on Arvida Pkwy in Gables Estates and Balada St in Old Cutler Bay at ultra-luxury tier levels. The 90-day median of $2,400,000 sits below the July $2,900,000 median, and both reflect a market where entry-luxury and ultra-luxury tiers coexist within the same ZIP.
For sellers: Understand which tier your property sits in. Entry-luxury under $2M attracts different buyers and negotiates differently than $5M+ ultra-luxury. The 33 to 49 day DOM range across the sub-market indicates well-prepared properties close in reasonable timeframes.
For buyers: 33156 offers a wide price band. If you are shopping under $2M, the market is competitive but winnable. If you are shopping at $5M+, expect fewer options and different negotiation dynamics.
Coconut Grove / South Coral Gables (33133) with Split-Tier Analysis
90-day snapshot: 70 closed sales, 47 active listings, 28 pending. Aggregate median sale price $2,662,500, median $/sqft $1,017. Median 40 days on market and 95.0 percent sale-to-list ratio. Cash accounted for 64 percent of closings, the highest cash share in the Coral Gables area. Months of inventory: 2.0.
July highlights: 22 closed sales at an aggregate median of $3,300,000, up 95 percent from June's $1,692,500 median. Median 68 days on market. Sale-to-list ratio 94.0 percent. Cash share 68 percent.
Why the aggregate median can mislead in 33133: The 95 percent MoM increase in aggregate median is driven by ultra-luxury tier activity in July, not by systemic price appreciation across the sub-market. Split-tier analysis provides a more accurate read.
33133 Split-Tier Analysis (90-Day)
| Tier | Sales | Median Price | Price Range | DOM | SP/LP | Cash % |
|---|---|---|---|---|---|---|
| Typical (under $5M) | 56 | $1,825,500 | $600K – $4.8M | 28 | 95.0% | 61% |
| Ultra-Luxury (over $5M) | 14 | $7,787,500 | $5.3M – $22.5M | 72 | 95.0% | 79% |
The typical tier ($1,825,500 median) reflects the market position most Coconut Grove and South Coral Gables sellers and buyers actually encounter. The ultra-luxury tier ($7,787,500 median) operates on different rules: longer days on market (72 median vs 28 for typical), higher cash share (79 percent vs 61 percent), and fewer transactions overall (14 in 90 days vs 56 in typical tier).
Read: When market watchers cite "Coconut Grove is up 95 percent," they are typically reading the aggregate median moved by ultra-luxury weighting. The truer story for most sellers and buyers is the typical tier median, which is more stable and more actionable.
For sellers: If your Coconut Grove or South Coral Gables property is under $5M, you are in the typical tier where days on market average 28 and cash share is 61 percent. Price to comp, expect activity within 30 days, and prepare for a cash-heavy buyer pool. If your property is at $5M+, expect longer marketing periods and structured negotiation with high-net-worth buyers who have specific preferences.
For buyers: Understand which tier you are shopping in. The 28-day typical-tier DOM says entry-luxury 33133 moves fast. The 72-day ultra-luxury DOM says the top tier gives you more time but also more competition from cash-ready buyers.
July 2026 Trophy Closings
Two ultra-luxury single-family closings in Coconut Grove (33133) stood out in July 2026 and account for much of the aggregate median lift for the sub-market:
- $22.5 million on Kiaora St in the Cleveland Park community, closed July 27, 2026.
- $10.48 million on Stewart Ave in the Entrada community, closed July 20, 2026.
Additional July ultra-luxury activity in 33133 included transactions on Calusa St in King Park, Sunrise Pl in Sunrise Harbour, Fairhaven Pl in Fairhaven, Ingraham Hwy in the J W Ewans Sub area, S Shore Dr in Bay Heights, Lincoln Ave in Ocean View Heights, and Emathla St in Biscayne Park Terrace, all above $6 million.
Ultra-luxury tier activity was also present in Pinecrest / South Coral Gables (33156) during the 90-day window, with notable transactions above $10 million on Arvida Pkwy in Gables Estates, Balada St in Old Cutler Bay, and Old Cutler Rd. These reflect the ongoing depth of the top of the Coral Gables corridor luxury market.
All addresses referenced are by street and community per data source (Miami-Dade MLS) with house numbers omitted for seller privacy post-close.
The Cash Story: Why Coral Gables Runs at 55 Percent Cash
The 55 percent July cash share across the Coral Gables area is one of the most consistent structural features of this corridor and warrants specific explanation.
Cash share by sub-market in 90-day window:
- Coconut Grove / South Coral Gables (33133): 64%
- Pinecrest / South Coral Gables (33156): 49%
- Coral Gables Core (33134): 45%
- Coral Gables Riviera (33146): 42%
Three structural reasons the Coral Gables area runs cash-heavy:
1. Wealth concentration. The Coral Gables corridor attracts high-net-worth domestic and international buyers with liquidity available for deployment. Many transactions above $3M involve buyers with existing US dollar liquidity who prefer immediate acquisition over financing complexity.
2. Rate environment favors cash at current tier. At current jumbo mortgage rates (roughly 7.5 to 8.5 percent for luxury financing), a $3M home financed at $2M represents monthly principal-and-interest of $14,500 to $17,000. Buyers with the liquidity to avoid that carrying cost typically do. This is even more pronounced in the ultra-luxury tier (79 percent cash in 33133 ultra-luxury), where the math on jumbo financing for $5M+ properties strongly favors cash deployment.
3. International buyer share. Per the NAR Profile of International Transactions in US Residential Real Estate, Florida is consistently the top destination state for international residential purchases, with Miami-Dade representing a large share. International buyers in the Coral Gables corridor overwhelmingly transact cash, often through Florida land trusts or foreign corporations for tax and privacy planning.
For deeper coverage of how cash and international buyers behave in Miami luxury transactions, see the companion post Selling Your Miami Home to International or Cash Buyers.
Q2 2026 vs July 2026 Comparison
The Coral Gables Area Q2 2026 Market Report covered 348 single-family closings across the corridor in April-June. This July 2026 report uses the same four ZIP scope and adds July as the focal month. To provide a like-for-like comparison, I use the pre-July baseline (May and June combined from the current dataset) as the comparative reference.
| Metric | May+June (pre-July) | July 2026 | Delta |
|---|---|---|---|
| Median sale price | $1,867,500 | $2,500,000 | +33.9% (mix-effect) |
| Median days on market | 45 | 41 | -4 days |
| Median sale-to-list ratio | 95.0% | 95.0% | Stable |
| Cash share | 51% | 55% | +4 pp |
What the delta tells us: The 33.9 percent median increase is meaningful but distorted by ultra-luxury weighting in July, primarily in 33133. The more reliable signals are DOM slightly faster (-4 days), sale-to-list ratio stable, and cash share up 4 percentage points. Together they describe a market where inventory continues to move at consistent negotiation dynamics with a slight tilt toward higher-tier activity.
What This Means for Sellers
1. Know your specific tier within your ZIP. Aggregate medians can mislead in the Coral Gables area more than in Doral, particularly in 33133 where ultra-luxury weighting distorts the picture. Understand where your property sits: entry-luxury, mid-luxury, or ultra-luxury. Price to comp accordingly.
2. The area is broadly seller-favorable but not uniformly so. All four sub-markets are in structural seller's territory (MOI under 3 months). Coral Gables Core (33134) at 1.4 MOI is the tightest, and the Riviera (33146) at 2.2 MOI is the most balanced within the "still seller's" range.
3. Cash-buyer readiness matters more here than in Doral. At 55 percent aggregate cash share, sellers should prepare for cash-heavy offer flow. This means clean title, thorough disclosures, and preparation to move on shorter closing timelines (15-30 days is common with cash).
4. Preparation and presentation quality is the standard. In this price tier, buyers expect professional staging, HDR photography, drone, and video. See Preparing Your Doral or Miami Home for Luxury Listing for the full framework.
What This Means for Buyers
1. Coral Gables Core (33134) has the tightest inventory. At 1.4 MOI, expect competition on well-priced listings. Be ready with proof of funds or full underwriting before you tour.
2. The Riviera (33146) rewards speed. 25-day median 90-day DOM, 97 percent sale-to-list, small active inventory. If a matching property appears, move within days.
3. 33156 offers the widest price band. If you are shopping under $2M in Pinecrest or South Coral Gables, competition is real but winnable. If you are shopping ultra-luxury, expect fewer options and different negotiation.
4. 33133 has clear tier separation. Under $5M is typical-tier at 28-day DOM. $5M+ is ultra-luxury at 72-day DOM. Match your search strategy to the tier you are actually shopping.
5. Cash competition is real. 55 percent aggregate cash share means financed buyers will regularly compete with cash offers. Understand how to structure a financed offer to be competitive: shorter contingency windows, full underwriting, appraisal-flexibility strategy where appropriate.
Signals to Watch for August and Q3 2026
Ultra-luxury flow continuity. July delivered two 33133 trophy closings above $10 million. If August continues to see ultra-luxury tier activity at this pace, the aggregate median will remain elevated. If it slows, aggregate median will normalize toward the typical-tier range.
Rate direction impact on Coral Gables cash share. If jumbo rates soften materially, financed buyers may regain some share at the sub-$3M tier. Watch cash share direction in 33134 and 33146 specifically.
33146 Riviera inventory replenishment. The Riviera closed only 5 properties in July on 14 active listings. New listings entering will influence the sub-market's competitive dynamics.
Coral Gables Core inventory trajectory. At 1.4 months of inventory, 33134 is the tightest sub-market in the corridor. Whether August brings new listings determines whether the tight-seller dynamic intensifies or eases.
Methodology and Data Sources
Data source: Miami-Dade Multiple Listing Service (MLS), pulled August 5, 2026. Sample includes all single-family home transactions with closing dates between May 7 and August 3, 2026, in ZIP codes 33134, 33146, 33156, and 33133.
Sub-market definition: Sub-markets are defined by ZIP code per the Miami-Dade convention and Miami Association of Realtors sub-market framework, with descriptive naming reflecting predominant geography and neighborhood identity: Coral Gables Core (33134), Coral Gables Riviera (33146), Pinecrest / South Coral Gables (33156), and Coconut Grove / South Coral Gables (33133).
Split-tier analysis: For 33133, where ultra-luxury activity meaningfully affects aggregate medians, sales are analyzed in two tiers with cutoff at $5,000,000: Typical (under $5M) and Ultra-Luxury (at or above $5M).
Metric definitions: Median sale price = median of Sale Price for closed transactions. Median days on market = median DOM. Median sale-to-list ratio = median of Sale Price divided by List Price. Cash share = percentage of closings marked "Cash" as financing type. Months of inventory (MOI) = active listings divided by (closed sales in 90 days / 3).
Address privacy: Trophy closings are referenced by street name and community per Miami-Dade MLS data, with house numbers omitted for seller privacy post-close.
Mix effects: Monthly median prices can move meaningfully due to which specific properties close in a given month rather than systemic market changes. This is particularly relevant in the Coral Gables corridor where ultra-luxury tier activity can meaningfully move aggregate medians. Directional signals across multiple metrics (DOM, sale-to-list, cash share, tier-adjusted medians) provide more reliable trend reading than single-metric monthly medians.
External data references: Miami Association of Realtors publishes monthly Miami-Dade market statistics at miamirealtors.com/statistics. NAR publishes monthly market data at nar.realtor/research-and-statistics. Rate context available from Federal Reserve H.15 Selected Interest Rates.
Related Coral Gables and Miami Research
- Coral Gables Area Market Report Q2 2026 (companion prior-quarter report)
- Doral Market Report July 2026 (comparative Miami-Dade market)
- Doral vs Coral Gables Luxury Real Estate 2026
- Selling Your Miami Home to International or Cash Buyers
- Global Network Reach for Selling Doral & Miami Luxury
- Waterfront Luxury Homes Miami & Doral Guide
- Preparing Your Doral or Miami Home for Luxury Listing
- Pricing Your Doral or Miami Home: CMA vs Zillow Zestimate
- Free Home Valuation for Your Coral Gables or Miami Address
Frequently Asked Questions
Want the Sub-Market or Tier Breakdown for Your Coral Gables Property?
Aggregate Coral Gables medians are one thing. What your specific subdivision, tier, and property are doing is another. I pull the specific comp set and market position for your address.
Call or Text (786) 949-3971The Keyes Company · Exclusive Member of Forbes Global Properties · Founding Member of Luxury Portfolio International
4191 NW 107th Ave, Doral, FL 33178
elizabethcosta@keyes.com · Schedule a Consultation
Serving Doral, Miami, Coral Gables, Coconut Grove, and Pinecrest
 |
Elizabeth Costa, Realtor — FL Lic. #3234205 Top Real Estate Agent in Doral, Florida | The Keyes Company ☎ (786) 949-3971 ✉ elizabethcosta@keyes.com 📅 Schedule a private consultation 15+ years · 300+ closed transactions · Bilingual EN/ES Office: 4191 NW 107th Ave, Doral, FL 33178 Serving Doral, Miami, Coral Gables, Coconut Grove, and Pinecrest The Keyes Company: Exclusive Member of Forbes Global Properties · Founding Member of Luxury Portfolio International |