Your Market Analyst
Local Knowledge. Data-Driven Insight.
Most neighborhood guides give you a paragraph of lifestyle copy and a median price pulled from wherever was convenient. The page you are on now works differently. Every number here comes from the same source (MLS closed single-family home sales), covers the same trailing 12-month window (Apr 2025 - Mar 2026), and was cleaned and verified the same way. That is what makes a real comparison across neighborhoods possible.
I cover eight Miami-Dade submarkets: Glenvar Heights, South Miami, High Pines + Ponce-Davis, Coral Gables, Coconut Grove, Pinecrest, Palmetto Bay, and Kendall. The price range runs from the combined High Pines + Ponce-Davis $4.525M median down to Kendall's $1M market. Each neighborhood has a full city guide with deeper data, school information, lifestyle context, and two decades of working these streets. Use the comparison table below to get oriented, then open the individual guides for the detail.
Buying or selling in any of these eight markets? Start with the data below. Then call me when you are ready to get specific.
Neighborhood Map
My Primary Markets
Interactive map showing all eight Miami-Dade neighborhoods covered in this guide. Click any neighborhood to open its guide.
Market Data
How the Numbers Compare
Click any neighborhood name to read the full city guide.
| Neighborhood | Median Price | YOY | DOM | Lot Size | Sales | Top School |
|---|---|---|---|---|---|---|
| High Pines + Ponce-Davis† | $4,525,000 | -9.5% | 65 days | 0.27 / 0.85 AC | 50 | Sunset Elem (9/10) |
| Coconut Grove | $2,650,000 | +19.5% | 47 days | 7,500 SF | 211 | Carver Elem (10/10) |
| Pinecrest | $2,535,000 | -6.0% | 77 days | 24,534 SF | 251 | Palmetto Elem (10/10) |
| Coral Gables | $2,000,000 | +4.6% | 50 days | 10,000 SF | 459 | CG Prep Academy (10/10) |
| Glenvar Heights* | $1,650,000 | +2.2% | 55 days | 16,438 SF | 83 | St. Thomas, Gulliver Prep |
| South Miami | $1,166,250 | -5.6% | 49 days | 10,080 SF | 108 | Sunset Elem (9/10) |
| Palmetto Bay | $1,100,000 | -2.7% | 50 days | 15,670 SF | 304 | Howard Drive K-8 (9/10) |
| Kendall | $1,000,000 | +2.2% | 39 days | 15,006 SF | 397 | Kendale Lakes Elem (10/10) |
*Glenvar Heights figures are resale-only, excluding Pine Rockland Estates (a 23-home new construction development). Including all sales: $1,656,000 median, -15.1% YOY, 84 total transactions.
†High Pines + Ponce-Davis figures combine two sub-areas that behave differently. YOY is mix-driven: Ponce-Davis medians held up and ticked up 3.6% year over year on a like-for-like basis. Lot size shows the two medians separately: 0.27 AC across High Pines, 0.85 AC across Ponce-Davis. Individual Ponce-Davis estate parcels commonly run from roughly half an acre to 2+ acres, so the 0.85 is a midpoint, not a ceiling. See the High Pines + Ponce-Davis guide for the full sub-area breakdown.
All figures: closed single-family home sales, trailing 12 months (Apr 2025 - Mar 2026), via MLS. Last updated: April 2026.
The Neighborhoods
Eight Markets. Eight Stories.
Established, residential, and quietly appreciating
Glenvar Heights
Almost entirely residential, with no real commercial district or nightlife scene and very little pretension. Generous lots, strong private and public schools, and a community where neighbors actually know each other. Jorge lives here and works the blocks every week.
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Small-town feel, cooling prices, steady absorption
South Miami
A real downtown, a distinct identity, and a quiet confidence the data backs up. YOY pricing is down 5.6%, homes are moving in 49 days, and the steady cadence keeps drawing long-term buyers.
Read the Full Guide
The unincorporated mile between Coral Gables and Pinecrest
High Pines + Ponce-Davis
A square mile of unincorporated Miami-Dade inside zip 33143, split by School House Road into two distinct price tiers. 50 SFH closings in the last 12 months at a $4,525,000 combined median: Ponce-Davis on estate-scale lots east of the line, High Pines on quarter-acre lots west of it.
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The City Beautiful. Highest transaction volume, steady appreciation
Coral Gables
Mediterranean architecture, tree-lined boulevards, and a downtown with restaurants and retail. The 459 SFH transactions logged here make it the most liquid single-family market in this group.
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Walkable village center, banyan canopy, fastest-appreciating market
Coconut Grove
Walkable streets, banyan canopy, and the only true village-center dining and shopping scene in this group. At $2.65M median with +19.5% growth, the price tag confirms what residents already know about Grove lifestyle premium.
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Half-acre estates, top-rated schools, and a market recalibrating
Pinecrest
Half-acre lots, mature tree canopy, and public schools that are among the highest-rated in Miami-Dade. The 77-day median time on market gives buyers more negotiating room than they have had in years.
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Family-first with steady demand and generous space
Palmetto Bay
Strong public schools, generous lots, and a family-oriented community with parks, bike paths, and a village center. Transaction volume held steady at 304, which reflects a market that is leveling off.
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A million-dollar SFH market that moves faster than anywhere else
Kendall
Suburban space, proximity to Baptist Hospital and UM, and strong school options. Absorption was the fastest of any neighborhood covered here at 39 days, on nearly 400 transactions across third-acre lots.
Read the Full GuideCommon Questions
Frequently Asked Questions
Of the eight neighborhoods covered on this site, High Pines + Ponce-Davis has the highest combined median sale price at $4,525,000 (MLS, Apr 2025 - Mar 2026), driven primarily by the Ponce-Davis half at a $5,500,000 median on estate-scale lots. Coconut Grove follows at $2,650,000, Pinecrest at $2,535,000, and Coral Gables at $2,000,000. These figures are for single-family homes only. All-residential numbers (which include condos and townhomes) will be significantly lower, especially in Coconut Grove and Kendall where multi-family housing makes up a large share of the inventory.
Coconut Grove leads with +19.5% year-over-year growth in single-family home median sale price, followed by Coral Gables at +4.6% and Kendall at +2.2%. Glenvar Heights (resale only) is +2.2%. Pinecrest (-6.0%), South Miami (-5.6%), and Palmetto Bay (-2.7%) saw declines. High Pines + Ponce-Davis posted the largest headline pullback at -9.5%, though that is mix-driven; Ponce-Davis on a like-for-like basis ticked up 3.6%. All figures are based on MLS closed SFH sales, April 2025 through March 2026.
Most real estate platforms report all-residential data, which includes condos, townhomes, and single-family homes in a single median figure. In neighborhoods with significant condo inventory (like Coconut Grove or Kendall), this pulls the median down considerably. The data on this page filters for single-family homes only, which gives a more accurate picture of the house market. For example, Kendall's all-residential median is around $500K, but the single-family median is $1,000,000.
The fastest-moving single-family market is Kendall at 39 days on market (median), followed by the High Pines half of the High Pines + Ponce-Davis submarket at 41 days (smallest sample at 21 closings), Coconut Grove at 47 days, South Miami at 49 days, and Coral Gables and Palmetto Bay at 50 days each. Glenvar Heights sits at 55 days. The combined High Pines + Ponce-Davis submarket sits at 65 days. Pinecrest and Ponce-Davis itself are the slowest at 77 and 84 days respectively, reflecting higher price points and markets that trade infrequently.
Ponce-Davis (the eastern half of the High Pines + Ponce-Davis submarket) has the largest typical lot at 0.85 acres (about 37,000 SF), reflecting its estate-scale character. Pinecrest follows at 24,534 SF (just over half an acre). Glenvar Heights, Palmetto Bay, and Kendall all offer lots in the 15,000-16,500 SF range (roughly a third of an acre). South Miami and Coral Gables are around 10,000 SF (quarter acre). The High Pines half sits at 0.27 acres (just under 12,000 SF). Coconut Grove has the smallest lots at 7,500 SF, reflecting its walkable, urban-village density.
Jorge Guanche has worked these eight neighborhoods for over 20 years, with $200M+ in career sales and 100+ five-star Google reviews. Every data point on this page comes from his own analysis of MLS data, not a third-party screenshot. For a detailed market analysis specific to your street, price range, and timeline in any of these areas, call 786-223-1117 or schedule a consultation through this site.
Ready to Get Specific?
These eight neighborhoods represent 1,920 single-family home transactions over the past year. Comparing areas or already know where you want to be? I can put this data to work for your specific situation.