Glenvar Heights Sets a $13.25M Record: How the Top Sale Climbed From $2.4M
A home at 6580 SW 69th Avenue in Glenvar Heights closed on November 13, 2026 for $13,250,000, per MLS. That is the highest price on record for a single-family home in the neighborhood. The previous high was $7,400,000, set in December 2025. I did not represent the buyer or the seller.
The house was built in 2024 on a 39,683 square foot lot, just under an acre, with six bedrooms and 7,958 square feet under air. The price works out to $1,665 per square foot, the highest since January 2024 for any home here larger than 1,500 square feet. It previously sold in February 2024 for $7,300,000, which was the record at the time.
Since January 2024 there have been 16 sales at $5 million or more in Glenvar Heights. This is the only one above $7.4 million.
In this article, Glenvar Heights means the area mapped in my neighborhood guide, single-family homes only. Most of it lies west of Ludlam Road (SW 67th Avenue), with a small pocket around Snapper Creek east of US-1. "The last twelve months" means November 14, 2025 through November 13, 2026.
How the top sale in Glenvar Heights climbed from $2.4M to $13.25M
The county's recorded sale history for every single-family and vacant residential parcel in the neighborhood, 2,309 in all, shows each time the high was broken. A $2.4 million sale in May 2006 was not beaten until August 2016. Passing $4 million took until 2021.
| New high | Sale price |
|---|---|
| May 2006 | $2.40M |
| Aug 2016 | $3.05M |
| Feb 2018 | $3.25M |
| Jun 2020 | $3.30M |
| Feb 2021 | $3.80M |
| May 2021 | $4.50M |
| Jan 2024 | $6.098M |
| Jan 2024 | $6.10M |
| Feb 2024 | $7.30M |
| Dec 2025 | $7.40M |
| Nov 2026 | $13.25M |
Source: Miami-Dade Property Appraiser qualified sales on 2,309 parcels through 2025; SE Florida MLS via Compass for 2026. Parcels as they exist today. Deeds covering more than one parcel are left out. Analysis by Jorge Guanche, Compass, Miami.
The $4.5 million record from May 2021 lasted more than two and a half years. In January 2024 two sales passed it, at $6,098,000 and then $6,100,000, so the record went from $4.5 million to more than $6 million and skipped the $5 million range. Every record from the $4.5 million sale on was set by a house built in 2020 or later, and all eleven in the table are west of Ludlam Road.
How many Glenvar Heights homes sell above $3M, $5M and $7M
The county's sale history for those parcels shows no sale at $3 million or above before 2016 and no more than two a year from 2016 through 2020. There were 7 in 2021, 4 in 2022 and 11 in 2023. The MLS shows 25 in 2024, 23 in 2025 and 23 so far in 2026.
Since January 2024 there have been 16 sales at $5 million or more, on 15 properties, because the record home sold twice. Eleven are west of Ludlam Road and five are in the Snapper Creek pocket, which borders High Pines and Pinecrest and which I treat as a separate market. Eight of the 16 were between $6 million and $7.4 million.
Above $7.4 million there is one sale, the record. Nothing has closed between $7.4 million and $13.25 million. One sale above $7.4 million is not yet a price tier. The eight sales between $6 million and $7.4 million show where the top of this market has been trading.
Across all single-family sales, the median sale price per square foot was $783 in the last twelve months against $694 in the twelve before. Different houses sold in each period, so that compares two sets of sales and does not measure the change on any one home. Sales volume was roughly flat, with 93 closings against 89.
What Glenvar Heights homes sell for by lot size
Most owners here are not selling a $7 million house. This table shows what has sold since January 2024, split by lot size and by whether the house was built within three years of the sale.
| Lot size | Sales of older homes | Median price | Sales of homes built within 3 years | Median price |
|---|---|---|---|---|
| Under 15,000 SF | 66 | $1,122,000 | 25 | $3,129,500 |
| 15,000 to under 30,000 SF | 67 | $1,525,000 | 26 | $3,340,000 |
| 30,000 SF or more | 59 | $2,175,000 | 13 | $4,665,000 |
Source: SE Florida MLS via Compass, closed single-family sales placed by mapped location, Jan 2024 - Nov 2026. The table counts sales, so a home that sold twice in the period appears twice. The record home is one of them. Analysis by Jorge Guanche, Compass, Miami.
On many older homes here, the lot is worth more than the house, which is why the table is split by lot size.
One record does not reprice every house.
What has changed in the market
I have lived in Glenvar Heights for more than ten years, and I have not seen this much construction here at one time. Buyers who once looked only at Coral Gables and Pinecrest are now looking here too.
County records list about 13 single-family homes a year with a build year from 2016 through 2023, then 54 with a build year of 2024 and 22 with 2025. More than half of the 2024 homes are in two new subdivisions. The rest went up one lot at a time.
Homes built within three years of sale accounted for 17 of the 93 closings in the last twelve months, or 18%. That is down from 21 of 89 the year before and still the highest share of the eight neighborhoods I track. Few are available now. Of the 25 single-family homes for sale on November 14, 2026, three were built in 2024 or later.
The market slept on Glenvar Heights for years while luxury sales in Coral Gables and Pinecrest kept climbing. The neighborhood sits between South Miami and Dadeland. It is unincorporated, with a combined 2026-27 tax rate of 16.8983 mills against 17.4923 in Pinecrest and 18.1518 in Coral Gables.
What could stall it
Pinecrest is the comparison I watch. I sell there too, and its top end is much larger than ours. Months of supply is the number of homes for sale divided by the monthly pace of sales over the last year, and it assumes that pace continues.
| Glenvar Heights | For sale | Sold | Months of supply |
|---|---|---|---|
| All single-family | 25 | 93 | 3.2 |
| $3M to under $4M | 5 | 11 | 5.5 |
| $4M to under $7M | 5 | 13 | 4.6 |
| $7M or more | 2 | 2 | 12.0 |
| Pinecrest | For sale | Sold | Months of supply |
|---|---|---|---|
| All single-family | 116 | 236 | 5.9 |
| $3M to under $4M | 13 | 31 | 5.0 |
| $4M to under $7M | 40 | 50 | 9.6 |
| $7M or more | 42 | 21 | 24.0 |
Source: SE Florida MLS via Compass, single-family homes placed by mapped location. For sale as of November 14, 2026; sold Nov 2025 - Nov 2026. Analysis by Jorge Guanche, Compass, Miami.
Over the last twelve months the median sale price per square foot was $783 in Glenvar Heights and $792 in Pinecrest, within about 1% of each other. That does not mean the same house would sell for the same price in both. The median Pinecrest sale was $2,780,000 against $2,000,000 here.
At $7 million or more, Pinecrest had 21 sales in the past year and has 42 homes for sale. At $10 million or more it has 26 for sale against 11 sales, and 16 of those 26 were built in 2024 or later. My read is that new homes have arrived there faster than buyers at that level.
Glenvar Heights had two sales at $7 million or more in the last twelve months and four since January 2024. With numbers that small, a few new listings at once would change the picture. Between $4 million and $7 million it had 13 sales, against 4 the year before, at a median 53 days on market. New homes priced to top the last record are the risk I see here.
Recently built homes here have also sold on a wider range of lot sizes. Of the 64 sales of recently built homes in Glenvar Heights since January 2024 with a lot size on record, 25 were on lots under 15,000 square feet and 13 on 30,000 or more. In Pinecrest, 1 of 61 was on a lot under 15,000 square feet and 45 were on 30,000 or more. The median price of those sales was about $3.3 million here and $7.6 million there. I think that range is part of why new homes here have kept selling.
What it costs to get in now
For buyers, the entry price has become harder to reach. The median single-family sale over the last twelve months was $2,000,000. The Q3 2026 report shows $1,810,000, which covers that quarter alone.
Older homes on smaller lots are the lower entry point. On lots under 15,000 square feet, homes more than three years old sold at a median $1,270,000 over the last twelve months, across 25 sales. The least expensive recently built home sold in that period went for $2,150,000.
Long-time owners are partly shielded. Save Our Homes caps the yearly rise in a homesteaded property's assessed value at the lesser of 3% or the Consumer Price Index. The cap applies to assessed value, and tax rates can still change the bill. A buyer starts from a new assessment as of January 1 after the sale, though one who already has a Florida homestead may be able to bring part of that benefit along. The property tax calculator and the portability calculator estimate both.
Rising prices help owners who sell and leave. They are hard on local buyers trying to get in, and on owners who want to sell and buy their next home here.
If you own in Glenvar Heights and want to know what this means for your house or your lot, send me the address. I will pull the sales that match it and tell you where it stands today.
Sources and method
SE Florida MLS via Compass: closed, pending and active single-family homes, Jan 2024 - Nov 2026, each placed by its mapped location inside the Glenvar Heights and Pinecrest boundaries used on this site (how I classify sales). Sales through November 13, 2026; homes for sale as of November 14, 2026.
Miami-Dade County Property Appraiser: the recorded sale history of all 2,309 single-family and vacant residential parcels in Glenvar Heights, qualified sales only, and the county parcel file for year built and lot size. Parcels are counted as they exist today, so a sale recorded under a parcel that was later split or combined may not appear. Deeds covering more than one parcel are left out.
County sale records lag by a few months, so sales in 2026 come from MLS. The record sale is reported per MLS. Miami-Dade County had not yet recorded the deed when this was written.
Counts are sales. A home that sold twice in the period is counted twice.
Price per square foot: the only higher figures since January 2024 are two sales of one 1,457 square foot house built in 1950 on a 32,300 square foot lot.
Florida Department of Revenue, Property Tax Oversight bulletin PTO 26-21, November 5, 2026, on Amendment 3 and the non-homestead assessment cap from 2027.
Combined millage for 2026-27 from the September 2026 final budget hearings (2026-27 millage guide).
Hero graphic by Jorge Guanche. Background aerial: USDA Farm Service Agency, National Agriculture Imagery Program, flown January 11, 2023. Public domain.
