Bohemian luxury enclave 10 minutes from Brickell. Waterfront mansions, the Coconut Grove Sailing Club, Ransom Everglades, leafy oak canopy. Best fit for second-home and family-trust buyers who prioritize lifestyle, schools and long-term appreciation.
Investment thesis
Three real reasons families and long-term investors pay a premium for this specific neighborhood.
Coconut Grove Elementary (3351 Matilda St) is rated 10/10 by GreatSchools — PK through 5th grade, walkable from most of the Grove. Add Ransom Everglades, Carrollton and three other private schools founded here since the 1950s, and Grove families rarely need to leave the neighborhood for school. Full breakdown below.
Median closed price for a Coconut Grove single-family home ran from $1.57M in 2021 to $2.85M through mid-2026 — an MLS-verified climb, not a marketing projection. Full price analysis below.
Single-family zoning and the City of Miami's tree-canopy protections keep teardown-driven overbuilding in check. Daily rentals aren't the game here — the City of Miami requires 30+ day leases on single-family homes. The return is appreciation and lifestyle, not nightly cash flow.
Schools
Coconut Grove is unusual for Miami: a 10/10-rated public elementary inside the neighborhood, guaranteed access to a magnet middle/high school, and a genuine cluster of prestigious private K-12 options within a few blocks of each other.
Miami-Dade zones public schools by exact street address, and this neighborhood spans more than one elementary zone. Ask Steve to confirm the assigned school for any specific address before you tour — don’t assume from the general area.
Cost & rules
No HOA, but real property tax and insurance at this price tier. Figures below are illustrative, sized to the neighborhood’s real ~$2M median — confirm exact numbers per address before you underwrite.
Live MLS · refreshed nightly
The 12 most recently listed Active single-family homes in Coconut Grove. Click «Run Analysis» to model the deal in our simulator.
The evidence
228 closed single-family sales in Coconut Grove, January 2021 through July 2026, straight from the MLS. Not an AirDNA estimate or a citywide average — this neighborhood only.
Source: Miami MLS (Bridge/SEFMLS), single-family closings in Coconut Grove, Jan 2021–Jul 2026 (2026 is a partial year). Real closed transactions, not a market estimate.
Price analysis
Every closed single-family sale in Coconut Grove since January 2021 — 228 transactions. Unlike a condo tower, there’s no repeating floorplan here, so $/sqft is noisier year to year; read it alongside the median-price stats above, not on its own.
* 2026 covers Jan–Jul, a partial year. 2022’s $1,116/sf rests on just 22 closings — a thinner, noisier sample than the other years.
The 10 most recent closed sales, any size or price — a real snapshot of what’s actually trading right now.
| Address | Closed | Price | Sq ft | $/sq ft | Bed/Bath | Built |
|---|---|---|---|---|---|---|
| 2301 Tequesta Ln | Jul 2026 | $1,425,000 | 1,442 | $988 | 2/2 | 1947 |
| 3211 Morris Ln | Jun 2026 | $2,800,000 | 3,439 | $814 | 5/4 | 2004 |
| 3660 Poinciana Ave | Jun 2026 | $1,275,000 | 775 | $1,645 | 2/1 | 1925 |
| 2301 Tigertail Ave | Jun 2026 | $2,650,000 | 3,404 | $778 | 4/4 | 2002 |
| 2511 Tequesta Ln | Jun 2026 | $1,100,000 | 1,092 | $1,007 | 2/2 | 1937 |
| 2521 Inagua Ave | May 2026 | $2,075,000 | 2,103 | $987 | 3/2 | 1926 |
| 3301 Frow Avenue | May 2026 | $1,375,000 | 921 | $1,493 | 3/2 | 1948 |
| 3441 Poinciana Ave | Apr 2026 | $2,850,000 | 1,999 | $1,426 | 2/3 | 1957 |
| 2321 Trapp Ave | Apr 2026 | $4,600,000 | 4,241 | $1,085 | 5/5 | 2016 |
| 4185 Ventura Ave | Apr 2026 | $4,300,000 | 5,259 | $818 | 5/4 | 2020 |
Median closed price ran from $1.57M in 2021 to $2.85M through mid-2026 — genuine appreciation, not a projection built on a handful of trophy sales.
Median discount-to-ask widened from 4% (2021) to 7.7% in 2025, easing back to 5.2% so far in 2026. Still a seller’s market by most standards — come with a real number, not a lowball.
$/sqft ranges from under $800 to over $1,600 in the 10 most recent closings alone — lot size, renovation state and exact street drive price far more than square footage. Building-wide averages don’t apply the way they do in a condo tower.
$1,087/sf so far this year, on pace to beat 2024’s $991 — though with 20 closings through July, treat it as directional until the full year is in.
This is a genuine appreciation market with real (if occasional) negotiating room. Price each home on its own merits — lot, renovation, exact street — and use the bedroom-count price ladder below to budget your search, not a building-wide $/sqft rule of thumb.
Price ladder
This isn’t an STR market, so there’s no cap-rate table here — just the real price ladder to budget your search against. Prices scale steeply with bedroom count.
| Bedrooms | Median closed price | Closings, 2021–2026 |
|---|---|---|
| 3BR | $1,565,000 | 69 |
| 4BR | $2,450,000 | 76 |
| 5BR | $3,600,000 | 35 |
| 6BR+ | $6,200,000 | 12 |
Buy + run · one team
Most of Coconut Grove leans toward longer leases — HOA rules and the City of Miami's STR enforcement push owners to 30+ day rentals here. Property Management Brickell LLC (BlueBay's sister entity) handles mid-term, corporate and seasonal rentals: 30+ day listings, executive guests, furniture packages, monthly P&L.
Multi-channel listings (Airbnb 30+, Furnished Finder, corporate housing platforms) with dynamic pricing tuned to school-year, sports, and Art Basel demand cycles.
Guest screening, contracts, check-in coordination, cleaning between stays, maintenance triage. Single point of contact for every issue.
Monthly P&L statement, occupancy & ADR vs. comp set, tax-ready ledgers (Florida sales/tourist tax filed on your behalf where applicable).
Management fee is % of revenue, not a fixed retainer. We earn more when your home performs better — same numbers Steve hits on the units in his own portfolio.
Property Management Brickell LLC · Florida licensed · Working alongside BlueBay Brokers since [year]. Pricing and scope discussed during your strategy call.
Lead magnet · 24h delivery
Tell us what you're looking for. Steve walks you through current Coconut Grove inventory, off-market opportunities, and a 5-year hold projection — within 24 hours, no obligation.
What you get: Personalized shortlist · MLS + off-market · Comp sales · Seller financing options where available.
15-minute strategy call with Steve to walk through current inventory, financing structure, and target ROI.