Coconut Grove

On this page

Market snapshot · Pricing by tier · Since 2016 · Why the Grove trades differently · Grove vs. South of Fifth · Elevation and flood · Condo inspections and reserves · The three condo generations · Boundaries and sub-areas · History and architecture · West Coconut Grove · Buyer guide · Method and sources

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Market snapshot: what Coconut Grove condos sell for

Coconut Grove condominiums traded at a median of $949 per square foot over the trailing twenty-four months, across 395 qualifying arms-length sales, at a median price of $1,050,000 and a median residence size of 1,072 square feet. The highest single recorded transfer in that window was $45,500,000.

Those figures describe every one of the 54 Coconut Grove buildings in the Index, which is the same set listed at the foot of this page. That matters, because the submarket is not one market. Read the tier table below before treating the median as a description of any particular building.

Figures are computed from Miami-Dade County recorded transfers — the county's own arms-length qualification, not listing data, and not our estimate. The record runs back to 1972, across 7,596 arms-length transfers.

Coconut Grove condo prices by tier

The single median hides the spread. Splitting the 54 buildings at $2,000,000 median per-unit just value — the appraiser's own assessment, not a judgement of ours — gives two markets that barely overlap.

Tier	Buildings	Sales (24 mo)	Median $/sf	Median price
Upper	5	49	$1,899	$5,875,000
Lower	49	346	$902	$895,000
All Coconut Grove	54	395	$949	$1,050,000

The upper tier trades at 2.1× the lower tier. Any figure quoted for "Coconut Grove" without saying which tier it describes is close to meaningless.

What Coconut Grove has actually done since 2016

Two series, because the raw one is not a trend measure. When a new tower delivers, its sponsor closings enter the record at once and at prices unlike anything resale stock is doing — so the raw median moves with the delivery calendar as much as with the market.

The same-cohort series removes that: it counts only buildings delivered in 2009 or earlier (45 of the 54 here), and only from the third year after delivery onward. Same buildings, start to finish.

Year	Raw median $/sf	Same-cohort median $/sf
2016	$645	$373
2017	$412	$387
2018	$777	$464
2019	$510	$490
2020	$643	$406
2021	$680	$514
2022	$705	$631
2023	$829	$730
2024	$1,333	$862
2025	$952	$850

Change 2016 → 2025	Nominal	Real (CPI-U)
Raw	+47.6%	+10.0%
Same-cohort	+127.9%	+69.8%

The gap between the two rows is the whole argument for the method. The raw series says +47.6%; the same buildings, measured against themselves, say +127.9%. Use the second one.

For reference over a comparable span, the S&P CoreLogic Case-Shiller National index rose roughly 33% in real terms and its Miami metro index roughly 51%. Most American housing markets gained ground in this period; the question for any submarket is whether it beat that, not whether it rose.

2026 is a partial year and is excluded from the change calculation above.

Why Coconut Grove trades differently from the rest of Miami

Three things distinguish the Grove structurally: it sits high on the Miami Rock Ridge in a county where most land is near sea level; its zoning permits far less density than Brickell or the beaches; and its tree canopy has been measured at roughly twice the city average. Whether those factors have caused its price performance is a separate question, and one this page's data cannot answer.

Elevation and geology

Coconut Grove's most distinctive physical characteristic among Miami submarkets is its topography. The neighborhood sits on the Miami Rock Ridge — a Late Pleistocene oolitic limestone formation running from near North Miami Beach south into the Everglades — with much of the village between roughly thirteen and twenty-two feet above sea level and high points near twenty-four, in a county where 56% of the land sits at six feet or less.

This has a name in the literature — climate gentrification — and a measurement history. Jesse Keenan's 2018 Harvard work found Miami-Dade property values rising faster at higher elevations; the City of Miami passed a resolution to study it and dedicated $4 million from the Miami Forever Bond to the question. The finding is contested: Han Li at the University of Miami argues the effect is difficult to distinguish from ordinary gentrification, and Harold Wanless of UM's geology department cautions that elevation is not a permanent shield against three to eight feet of projected rise over the next century. The debate is about mechanism, not about whether the price differential exists.

Zoning and density

Most of Coconut Grove is zoned T3 under Miami 21 — two stories and twenty-five feet to the eave, with a twenty-foot minimum principal front setback and 25% minimum green space under the base code. The Coconut Grove overlay (Miami 21 Appendix A, NCD-3) tightens that: a thirty-foot minimum front setback and minimum green space of three-tenths of the lot area.

On South Bayshore Drive, lots of 10,000 square feet or more are held to a minimum lot width of 100 feet, with all yards adjacent to South Bayshore Drive at a minimum of seventy feet. Those large-lot provisions sit in the T3 sections of the overlay and govern the estate parcels along the road rather than the T6 tower sites — worth knowing before reading the setback as an explanation for the corridor's character.

Other controls: individual retail establishments are capped at 20,000 square feet in the Coconut Grove corridors; every demolition submittal requires a tree survey by a certified arborist; adjacent properties under single ownership cannot use duplicate architectural plans. NCD-2, covering Village West and Charles Avenue, requires Historic Preservation Officer review before demolishing any structure over fifty years old.

A 2018 proposal to consolidate NCD-2 and NCD-3 into a single Coconut Grove Conservation District was recommended by the Planning, Zoning and Appeals Board, but we have not been able to confirm its adoption; the City still lists NCD-2 and NCD-3 as separate districts. The 35–50% green-space tiering that circulates in Grove market copy appears only in the 2018 draft, not in adopted code.

Supply

One brokerage market report puts the forward pipeline at fewer than 400 new condominium units delivering across 2026–2028, naming the Four Seasons and The Well Coconut Grove among them. The count comes without a project-level methodology or a stated boundary, and we have not independently verified it. We have also seen no analysis separating how much of the Grove's supply constraint is zoning from how much is simply the scarcity of assemblable land on a mile of already-built waterfront road.

On absorption: a Q3 2025 luxury market report that blends Coconut Grove with Coral Gables and covers only sales at $1 million and above put the pairing at ten months of inventory and 56 days on market — the lowest inventory and fastest days-on-market of the three Miami groupings it compares, the others being Greater Downtown Miami and Miami Beach. Read it as such: ten months is not a tight absolute reading, days on market were up 75% year over year, and a separate brokerage report puts Grove condominium supply at 10.9 months as of April 2026.

Canopy

Coconut Grove's tree canopy has been reported at 39% against roughly 17% citywide, figures WLRN attributes to a 2020 Miami-Dade County survey. The county's published assessment reports by municipality, ZIP code and block group and does not break out Coconut Grove as a unit — so the geographic basis of the 39% is not independently traceable, and the City of Miami does not measure its own canopy. Read it as a six-year-old measurement rather than a current one. (The county puts the City of Miami municipality at 20.1% in 2020, not 17%.)

It is under pressure, though the extent is unmeasured: FIU's Chris Baraloto suspects the city's total canopy has slipped closer to 15% since 2020, with Coconut Grove — a development hot spot — among the biggest losers. FIU's analysis of the mitigation gap is pointed: one project removed 61 mature trees and planted 98, but within twenty years the replacements will deliver only 9% of the removed crown area and 16% of the basal area. Twenty two-inch trees do not offer what one sixty-inch tree does, yet the ordinance treats them as equivalent. Revision of that ordinance is stalled.

The trade-offs

The Grove has no beach; it has a bay, a marina, and a sailing culture. Buyers who want ocean frontage will not find it here. Its condominium stock is far more polarized than South Beach's — a small number of 2016–2024 towers alongside a large 1975–2006 inventory, with very little in between. And the commercial core has been rebuilt twice in thirty-five years without yet settling: CocoWalk opened in 1990, declined through the 2000s, sold for $87.5 million in 2015, and reopened in 2021 converted substantially to office.

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Coconut Grove vs. South of Fifth

On the same-cohort measure now published for both corridors, Coconut Grove outperformed South of Fifth in real terms by fifty-five points since 2016 and by thirty points since 2020. On the raw series the 2020 baseline reverses — which is exactly why we publish both.

	Coconut Grove	South of Fifth
Median $/sf, last 24 mo	$1,481	$1,847
Median sale price	$2,000,000	$2,987,500
Median residence	1,661 sf	1,707 sf
Since 2016, raw real	+29.3%	−4.3%
Since 2016, same-cohort real	+46.2%	−9.0%
Since 2020, raw real	+29.9%	+39.0%
Since 2020, same-cohort real	+57.7%	+27.4%
Oldest stock	1963	1987
Typical FEMA zone	Zone X	Zone AE

On the raw series South of Fifth looks ahead since 2020; on the same-cohort series it does not. The difference is Five Park's 2024 delivery inflating South of Fifth's raw base. Any guide that shows you only one of these measures is arguing rather than reporting.

The Grove trades at roughly a 20% discount on the corridor median, against a different flood and windstorm exposure profile and materially older stock. Against Brickell, the Grove's zoning permits far less density — a difference visible in the forward pipeline rather than in any single quarter's pricing. Whether it has moved Grove pricing is not something these figures can show.

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Coconut Grove flood zone and elevation

Flood zone in Coconut Grove is a parcel-level determination that varies across the neighborhood — the inland ridge and the immediate bayfront do not necessarily resolve the same way, and FEMA remapping moves the lines. Zone X means federally backed lending does not mandate flood insurance. It does not mean a parcel cannot flood, and since 2023 it does not determine what coverage costs.

Confirm the zone for any specific building before relying on it. Check the FEMA Flood Map Service Center and Miami-Dade's flood zone lookup directly. Nothing on this page is a flood determination for any particular property. Miami-Dade's own guidance is that flood insurance in Zone X is not required but is recommended.

Why the zone matters less than it used to

Two things complicate the intuitive reading, and both cut against the "Zone X is cheaper" shorthand that circulates in Grove marketing copy.

FEMA no longer prices by flood zone. Under Risk Rating 2.0, fully in force since April 2023, FEMA states plainly that the program does not use flood zones to determine flood risk. Rates turn on flood frequency, flood type, distance to a water source, elevation, and cost to rebuild. The zone governs whether purchase is mandatory; it does not set the price. A Zone X parcel a block off the bay can rate near an AE parcel next door.

In a condominium, the master policy absorbs it. The building's flood coverage generally sits in the association's RCBAP and reaches the owner as an assessment, not a premium. Where that policy carries at least $250,000 per unit, the mandatory-purchase requirement is satisfied at the building level and the unit owner's lender requires nothing further.

What the flood-zone difference is worth in dollars to an individual unit owner is therefore not something we can state, and we have found no published figure comparing Zone AE to Zone X premiums for a Miami-Dade condominium unit as opposed to a single-family dwelling. Price this at the building, from the association's actual policy and budget, not from the flood map. For most towers in both corridors, windstorm is the larger line.

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Condo inspections and reserves: why the Grove's older stock is exposed

Florida's post-Surfside condominium law is the most consequential non-market variable in Miami-Dade condominium transactions right now, and its compliance burden falls harder in Coconut Grove than on the barrier islands because the Grove's inventory is older. Yacht Harbour (1975), Apogee I (1976), Abitare (1978), Maison Grove (1981), Grove Towers and The Coconut Grove Bayshore (1982), and Chateau Grove (1963) are all well past thirty years.

The framework in brief: milestone inspections under s. 553.899, Fla. Stat. for buildings of three or more habitable stories, generally by December 31 of the year the building turns thirty and every ten years after, with a local option for twenty-five years where circumstances including proximity to salt water justify it. Structural Integrity Reserve Studies under s. 718.112(2)(g) at least every ten years, with pre-July-2022 associations required to have completed one by December 31, 2025. The reserve-waiver prohibition, effective for budgets adopted on or after December 31, 2024, with a limited pause available through 2028 under HB 913 (2025). And in parallel, Miami-Dade recertification under County Code § 8-11(f), on a tiered schedule that is no longer simply "forty years."

The full framework, the deadlines, the HB 913 pause conditions, and the document list to request are in our post-Surfside condominium diligence guide.

For a Grove buyer this cuts both ways: an older building that has completed its milestone inspection, funded its SIRS, and priced its assessments is a materially better risk than a similar building that has not. Public pricing data does not yet clearly separate the two cases — the recorded-sales record carries no association-compliance field, so nothing on this page measures how much, if at all, the market is discounting unresolved buildings.

Do not rely on any building-level compliance statement in a published guide, including this one. Verify current milestone and SIRS status, reserve funding, and pending assessments directly from the association's official records before contracting.

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The three condo generations on South Bayshore Drive

Coconut Grove's condominium corridor was built in three waves — 1975–1982, 1996–2006, and 2016–2024 — and the pricing tiers above map almost exactly onto them.

1975–1982

Yacht Harbour (1975, 136 residences), Grove Towers (1982, 99), The Coconut Grove Bayshore (1982, 25), and Abitare (1978, 21).

Yacht Harbour is credited to Kenneth Treister, who also designed Mayfair in the Grove — the neighborhood's most architecturally distinctive commercial building and its most consistently underrated. Treister described the original Mayfair as "an incredible space — an elegant indoor/outdoor mall, with a lot of greenery," and the surviving hotel atrium still carries its design language. He worked with Lester Pancoast to plant many of the trees on Main Highway and Grand Avenue, and his line on the subject is the best single sentence anyone has written about this neighborhood: "The secret of a city is trees. Trees hide ugly architecture, they give shade and cool the city, they give the neighborhood a sense of scale."

1996–2006

Grove Hill Tower (1996, 76), The Tower Residences (2001, 126), The Executive Residences (2002, 87), Cloisters on the Bay (2005, 40), Grovenor House (2005, 166, by Revuelta Vega Leon for Ugo Colombo's CMC Group), and Grove Garden Residences (2006, 42). This is the corridor's volume inventory and its accessible tier.

2016–2024

Grove at Grand Bay (2016) is the best-documented building in the Grove. Bjarke Ingels Group for Terra: two twenty-story towers, roughly ninety-nine residences averaging some 4,000 square feet, with only seven units lacking water views. The floor plates rotate from the second level to the seventeenth — the twist is not full-height, a detail most accounts get wrong. Its thirty-inch concrete columns slant diagonally rather than run vertical and are deliberately left exposed. Structural engineering by DeSimone; landscape by Raymond Jungles, a Roberto Burle Marx protégé. LEED Gold, with potable irrigation water cut by roughly 80%. The three-acre site is the former Grand Bay Hotel — the 1982 ziggurat by Nichols & Associates for Woody Weiser that hosted Michael Jackson before his Orange Bowl concert, closed in April 2008, and was demolished in December 2012.

Park Grove — three twenty-three-story towers at 2811, 2821, and 2831 South Bayshore, 1,386,000 square feet on six acres, delivered 2018–2020 by Terra and Related. Two corrections worth making, because they are what a Park Grove owner will catch. The architect is OMA, with New York partner Shohei Shigematsu leading the design — ArchDaily's full project credits name Shigematsu as partner-in-charge and do not record Rem Koolhaas's personal involvement, and this is OMA's first residential project in the United States. The interiors are split, not uniform: Meyer Davis on One Park Grove, with William Sofield and Studio Sofield credited on Two Park Grove and the Club Residences, plus kitchen and bath throughout. Executive architect Arquitectonica; landscape by Enzo Enea.

2655 South Bayshore Drive (2024) is Arquitectonica for Terra, with Meyer Davis interiors, under the Mr. C brand founded by the fourth-generation Cipriani brothers Ignazio and Maggio. It broke ground in July 2020. Terra's release described 118 residences in twenty stories; the Property Appraiser records 95, and we report the county figure. Its sister building, Mr. C Residences — Tigertail, followed at 2678 Tigertail Avenue.

Mr. C Residences — Tigertail at 2678 Tigertail Avenue (2024, 134 residences, 21 stories) is the sister building to 2655 South Bayshore rather than a second tower of it — same developer team, same architect, same interior designer, a separate development on a separate site two blocks inland. Glasshaus (2021, 23 residences) by Varabyeu Partners completes the wave.

What's next

The Four Seasons Private Residences Coconut Grove — CMC Group with Fort Partners, architect Luis Revuelta, interiors Michele Bönan, seventy residences plus four penthouses in twenty stories, units from roughly 2,025 to 3,975 square feet and penthouses to 9,690, completion targeted for 2028. Florida's first standalone Four Seasons-branded residential tower with no adjoining hotel; it secured a $323.8 million construction loan in 2026 with vertical construction beginning that July.

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Boundaries and sub-areas

Coconut Grove runs from the Rickenbacker Causeway southwest to the Coral Gables line, bounded by Biscayne Bay on the east and US-1 on the west. Its condominium inventory is not distributed evenly across it — it concentrates on roughly one mile of South Bayshore Drive.

South Bayshore Drive is the corridor proper, holding ten of the neighborhood's condominium buildings: Grove at Grand Bay at 2669, the three Park Grove towers at 2811, 2821 and 2831, Grovenor House at 2627, Grove Hill Tower at 2645, Grove Towers at 2843, Yacht Harbour at 2901, The Coconut Grove Bayshore at 2575, and 2655 South Bayshore.

The Village and Main Highway — the historic core around CocoWalk, the Playhouse site, and the run of Main Highway south past the Barnacle. Cloisters on the Bay at 3471 Main Highway, Grove Garden Residences at 3540, and the small townhouse and villa buildings on Virginia, Mary, Peachy and Day.

SW 27th Avenue and Tigertail — the western edge. The Tower Residences and The Executive Residences at 3400 and 3350 SW 27th, Glasshaus at 3156, and Mr. C Residences — Tigertail at 2678 Tigertail Avenue.

West Coconut Grove — Village West, designated "Little Bahamas" by the City of Miami in 2022 — sits inland and lower, at roughly nine feet. See below.

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History and architecture

The sections below are collapsed by default on mobile. Expand any one, or read the whole sequence.

Coconut Grove was settled in the 1870s, had a post office by 1873, incorporated as its own town in 1919, and was annexed to Miami in 1925 over the objection of roughly 87% of its own voters. It is one of Miami's oldest neighborhoods — though not demonstrably the oldest, since Fort Dallas on the Miami River dates to 1836 and Lemon City's settlement is dated to around 1870.

The Bahamian settlement and Charles Avenue

The Grove's origins are Bahamian, and the sequence is routinely told backwards. The standard version has Bahamian laborers arriving to work at the Peacock Inn; in fact the Pent and Frow families were here from the Bahamas in the 1870s, before the inn existed. Dr. Horace Porter established the post office in 1873 under the spelling "Cocoanut Grove." Charles and Isabella Peacock opened the Bay View House in 1882, later the Peacock Inn — Dade County's first hotel, on the site of today's Peacock Park.

The Black settlement that grew alongside it was called Kebo, established in the early 1880s. Its spine was Evangelist Street, named for the churches along it and renamed Charles Avenue in the late 1920s — not for a generic Charles, but for Charles Frow, son of the pioneer Joseph Frow. The street runs 5,850 feet and was designated a historic district by the City of Miami in June 2012 under four criteria, one of them archaeological.

Mariah Brown, born in Eleuthera in 1851, arrived in the United States in 1880, was among the Peacock Inn's first workers, and bought land around 1890 for $50; her house at 3298 Charles Avenue still stands and was locally designated in 1995. E.W.F. Stirrup, born in Governors Harbour in 1873, came to Key West at fifteen to apprentice as a carpenter and reached Coconut Grove in 1899; he built more than a hundred houses in Dade County pine for African American residents and platted his first subdivision in March 1910. His house at 3242 Charles Avenue was designated in 2004.

The shotgun house typology on Charles Avenue is the Grove's only indigenous architecture: typically twelve feet wide, single-story, rooms in single file from living room through one or two bedrooms to a rear kitchen, raised on piers, no street setback, front porch, wood frame and siding, gabled or hipped roofs — a form traceable to West African, specifically Yoruba, building traditions, executed in local termite-resistant pine and coral rock.

The Barnacle and the yacht club

Ralph Middleton Munroe set the Grove's character. He relocated permanently in 1882, helped the Peacocks establish their hotel and took four acres as compensation, and in 1886–87 bought forty acres of bayfront for $400 plus his sailboat Kingfish, valued at another $400. He completed the bungalow he called The Barnacle in 1891. In 1908 he raised the entire house on railroad jacks and built a new first floor beneath it — which is why it reads as an odd two-story that was once one. He designed plans for fifty-six vessels and served twenty-two years as first Commodore of the Biscayne Bay Yacht Club. The Barnacle is the oldest house in Miami-Dade County still standing on its original site.

The Biscayne Bay Yacht Club was founded in 1887 and, from 1888 to 1893, leased the Cape Florida lighthouse as its clubhouse for one dollar total — twenty cents a year. It bought its present clubhouse at 2540 South Bayshore Drive in 1932, which puts it at the head of the condominium corridor.

The Housekeepers Club was founded on February 19, 1891 by Flora McFarlane, the community's first teacher, with Mary Barr Munroe as secretary. Harper's Magazine profiled it within a year — a fair index of how unusual a settlement of a few dozen people on Biscayne Bay appeared to the rest of the country. Its 1921 clubhouse is by Walter DeGarmo, Miami's first registered architect.

Annexation

The Grove incorporated as its own town in March 1919 — forty-three men voting near-unanimously at the local schoolhouse, the new town's first acts including changing the spelling from "Cocoanut" to "Coconut." Its early ordinances were unusual: a twenty-mile-per-hour speed limit, a ban on drivers under fourteen, bird sanctuary designation, and voting rights for women nearly a year before the Nineteenth Amendment. Poll taxes remained, disenfranchising Black residents.

A 1905 Florida law allowed multiple communities to vote together as a single unit on annexation. Roughly 87% of Grove voters opposed joining Miami, but Allapattah, Little River, Buena Vista and the unincorporated areas carried the combined tally, and the Grove was annexed on September 2, 1925 — independent less than six years. Munroe's description: the Grove was "swallowed, willy-nilly, like a trout by a bass."

Vizcaya and Mediterranean Revival

Vizcaya's credit is more divided than popular accounts suggest, and Vizcaya's own scholarship is candid about it. James Deering was the client. Paul Chalfin was Design and Artistic Director — a former art curator, not a trained architect. F. Burrall Hoffman, hired in 1912, was architect of record; he developed the plan of the Main House as a spatial framework for decorative elements Chalfin and Deering had already acquired, and departed in 1917 having "found himself caught between Chalfin and Deering." Diego Suarez was landscape architect and also left in 1917. Construction began in 1912; Deering occupied the house on Christmas Day 1916. Miami-Dade County purchased the house and gardens in 1951 with the family donating the collection; the museum opened in 1953 and was designated a National Historic Landmark in 1994.

The Grove's Mediterranean Revival is a distinct idiom from Miami Beach's: estate-scaled, hammock-sited, and built substantially of the ground it stands on — native oolitic limestone quarried locally. Plymouth Congregational Church (first service December 2, 1917) is the clearest case: architect Clinton MacKenzie, builder John V. Bond, stonemason Felix Rebom, walls of native oolitic limestone. (Two persistent legends — that one man built it alone with hand tools, and that its doors came from a 1698 Spanish monastery — are treated by SAH Archipedia as unverified tradition.) El Jardin, built in 1918 for the Pittsburgh Steel president John Bindley, is by Richard Kiehnel; Kiehnel called it a "progenitor of the Modern Mediterranean style home" in 1928. Kiehnel is the thread: El Jardin in 1918, La Brisa in 1922, and the Coconut Grove Playhouse in 1927 are all his.

La Brisa illustrates how long a chain of title runs here. It began as "Scrububs," the 1887 homestead of Kirk and Mary Barr Munroe; John Bonner Semple bought it in 1920 for $100,000 and had Kiehnel rebuild it as a Mediterranean villa by 1922; it passed to the anthropologist Henry Field and Julia Rand Allen Field, who hosted Marjory Stoneman Douglas and Robert Frost. Ransom Everglades — which had bought its own campus from the Munroes in 1903 for $1,300 — acquired La Brisa in 2016 for $34 million.

The Playhouse

The Coconut Grove Playhouse opened January 1, 1927 as a Paramount-chain silent movie house by Kiehnel and Elliott — the second air-conditioned movie theatre on Florida's east coast, housing what was then the nation's largest Wurlitzer organ. It reopened on January 3, 1956 with the American premiere of Samuel Beckett's Waiting for Godot, starring Bert Lahr, directed by Alan Schneider. It was a famous flop with the Miami audience, which is the more interesting fact than the premiere. The house closed in 2006 and was listed on the National Register in November 2018.

The redevelopment fight ran a decade and has just resolved. On July 10, 2026 city commissioners approved the redevelopment, granting five zoning exceptions and four waivers and overriding a May 2026 planning board rejection. The approved scheme is a 310-seat theater behind the restored 1926 façade, with 2,600 square feet of retail, 3,800 of food and beverage, 28,000 of offices, and a 289-space garage, at $58.4 million. Opponents may still challenge in court. For anyone buying in the Village core, this is the largest pending change to the neighborhood's commercial center, and the construction period is not yet scheduled.

Dinner Key and the water

Dinner Key Marina holds 587 slips — described by the City as the largest wet-slip marina on the U.S. East Coast — plus a mooring facility with more than 250 moorings. The Coconut Grove Sailing Club, founded 1946, hosts the Sailing World Cup Miami, the only North American regatta in World Sailing's World Cup series since 2008.

Pan American Airways built its flying-boat terminal at Dinner Key in 1933 to a design by Delano & Aldrich — both partners alumni of Carrère and Hastings, the firm that trained Vizcaya's Hoffman. It is Art Deco applied to aviation infrastructure, with quasi-nautical massing like the bridge of a ship and ceiling panels depicting aviation history. Routes ran to Havana, Barranquilla, Caracas, Buenos Aires and Rio. Pan Am ended flying-boat operations in 1945; the City bought the facility in 1946 and adapted it as Miami City Hall in 1954. R.J. Heisenbottle Architects restored it in 2001.

The Coconut Grove Arts Festival, founded 1963, began as a publicity stunt: the press agent Charlie Cinnamon staged a clothesline art show to promote the Playhouse's production of Irma La Douce. The art drew more interest than the play.

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West Coconut Grove

The historically Bahamian neighborhood inland of the Village — Village West, Black Grove, and since a 2022 City of Miami designation, Little Bahamas — is the part of the Grove under the most active change.

Per the University of Miami's Center for Ethics and Public Service, the area's Black population fell from roughly 90% to roughly 45% as of 2020. Several redevelopment projects are in progress: Gallery in the Grove (Related Urban) replaces Stirrup Plaza's 65 Section 8 senior apartments with a twenty-story, 345-unit mixed-income complex including one-for-one senior replacements, 46 additional subsidized senior units, and 62 workforce units; Atala adds 175 apartments with retail; Elemi is proceeding in phases.

West Coconut Grove sits at roughly nine feet — lower than the ridge crest but above the coastal average — which WLRN's reporting identifies as part of why developers are targeting it. NCD-2's Village West and Charles Avenue provisions require Historic Preservation Officer review for demolition of any structure over fifty years old and HEP Board evaluation of new construction for compatibility of scale, materials, roof slope and general form, with guidelines emphasizing early Caribbean and African American building traditions. Enforcement of those provisions is where the neighborhood's future is being decided.

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Buyer guide

How ownership works here

Owner-occupancy runs higher here than on the barrier islands, at the ZIP level. American Community Survey figures put ZIP 33133, which contains Coconut Grove, at roughly 52% owner-occupied against roughly 34% for ZIP 33139 on Miami Beach, where about 30% of all housing units are vacant and more than half of those are held for seasonal, recreational or occasional use. Both ZIPs are far larger than the corridors inside them — 33133 includes the Grove's single-family stock, which drives that number — so this is a neighborhood-level indication, not a statement about the South Bayshore buildings. Homestead-exemption rates by parcel are the better measure and we have not yet run them.

The inventory is size-heavy. Median residence size across the corridor is 1,661 square feet, but the new-construction tier runs far above that — Grove at Grand Bay at 3,669 square feet, Cloisters on the Bay at 5,660. Per-foot comparisons across tiers are misleading without adjusting for size class.

Entity ownership and homestead. As across Miami-Dade, a meaningful share of transfers record to LLCs and trusts. Certain entity forms cannot claim Florida's homestead exemption or the Save Our Homes 3% assessment cap — a decision with long-run consequences given the Grove's assessment history. See Save Our Homes, explained.

Carrying costs differ from the barrier island, though less cleanly than the flood maps suggest — see elevation and flood above. Windstorm coverage, association reserves under the post-2024 rules, and Miami-Dade documentary stamp tax apply the same as anywhere in the county.

Schools

The Grove sits within Miami-Dade County Public Schools. Attendance boundaries change and are not reliably inferable from an address; verify current assignment through the M-DCPS school locator before relying on it. We do not rate schools in these guides and do not treat school assignment as a market variable. Independent school options in the Grove and on the mainland are best evaluated directly with each school's admissions office.

Institutional landholdings

Separately from schools, the Grove's institutional landholdings are a significant part of its built fabric and land record: Vizcaya (National Historic Landmark), The Kampong — David Fairchild's eleven-acre garden, his home from 1928, now part of the National Tropical Botanical Garden and NRHP-listed since 1984, and not to be confused with Fairchild Tropical Botanic Garden, a separate institution outside the Grove — The Barnacle Historic State Park, Plymouth Congregational, and the Woman's Club.

Run the numbers

• Miami Buyer Closing Cost Calculator
• Miami Seller Closing Cost Calculator
• Capital Gains Tax Calculator
• Closing Costs Compared Across Markets

Related guides

• The Roebling Index — Miami · Coconut Grove in the Index
• South of Fifth — Corridor Guide
• Post-Surfside Condominium Diligence
• Florida's Save Our Homes Cap, Explained
• Tax Residency Planning · Manhattan vs. Miami · The Foreign Buyer's Overview
• Central Park West — Corridor Guide

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Method and sources

Pricing figures on this page are computed from Miami-Dade County recorded transfers, not from listing or MLS data. We include only transfers the Property Appraiser qualifies as arms-length, with a recorded consideration of $100,000 or more and a recorded residence size, across the 27 Coconut Grove buildings carried in the Roebling Index. Excluded: sponsor deeds recorded at $100, related-party and portfolio transfers, corrections, and two buildings whose recorded consideration reflects bulk or assemblage transfers rather than residence-level sales.

Two series are published. The raw annual median covers all qualifying sales. The same-cohort series covers only buildings delivered in 2009 or earlier — 17 of the corridor's 27 — and only their resales from the third year after delivery onward. Neither is a repeat-sales index; neither controls for floor, line, view or condition. Inflation adjustment uses CPI-U annual averages, with 2026 measured at the April index. Comparative national and metropolitan figures are from the S&P CoreLogic Case-Shiller indices deflated on the same basis.

Building facts, year built, residence counts and FEMA flood zone are as resolved by the Miami-Dade Property Appraiser and may be updated as the county updates its records. Architect and developer attributions have been checked against public sources and, where sources conflict, the conflict is noted in the text rather than resolved silently. Zoning provisions are cited from Miami 21 and Appendix A (NCD-2, NCD-3) as published by the City of Miami.

Known open items: adoption status of the 2018 Coconut Grove Conservation District consolidation; the geographic basis of the reported 39% canopy figure; and building-level homestead-exemption rates, which we have not yet run.

Download: the building-level trailing-24-month table and the corridor annual series are available as a CSV, under the terms on our data usage page.

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