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 quarter (Q2 2026, April through June), 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 $7.25M median (on a 15-sale quarter) down to the $1M tier in South Miami and Kendall. 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† | $7,250,000 | n/m (15 sales) | 59 days | 0.27 / 0.85 AC | 15 | Sunset Elem (10/10) |
| Coconut Grove | $2,750,000 | +2.8% | 37 days | 7,500 SF | 68 | Carver Elem (10/10) |
| Pinecrest | $2,560,000 | +21.9% | 62.5 days | 24,534 SF | 51 | Palmetto Elem (10/10) |
| Coral Gables | $2,550,000 | +10.3% | 44 days | 10,000 SF | 133 | CG Prep Academy (10/10) |
| Glenvar Heights* | $2,394,990 | +50.6% | 107 days | 16,438 SF | 27 | St. Thomas, Gulliver Prep |
| Palmetto Bay | $1,200,000 | +1.5% | 50.5 days | 15,670 SF | 93 | Howard Drive K-8 (9/10) |
| Kendall | $1,092,500 | +19.4% | 25 days | 15,006 SF | 88 | Kendale Lakes Elem (10/10) |
| South Miami | $1,020,000 | -7.3% | 49 days | 10,080 SF | 32 | Sunset Elem (10/10) |
*Glenvar Heights figures include new construction from Q2 2026 forward; earlier published figures were resale-only. Six new builds closing from $2.39M to $5.55M pulled the quarter's median up; price per square foot (+11.4% to $743) is the cleaner read.
†High Pines + Ponce-Davis figures combine two sub-areas that behave differently, and 15 closings in a quarter is too small a sample for a firm year-over-year read; price per square foot ran $1,255, up 16.4%. 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, Q2 2026 (Apr - Jun), classified by mapped location, via MLS. Last updated: July 2026. Full quarter analysis in the Q2 2026 market report.
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. Median pricing is down 7.3% this quarter while price per square foot held firm, homes are moving in 49 days, and the walkable core keeps drawing long-term buyers.
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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. 15 SFH closings in Q2 2026 at a $7,250,000 combined median (small sample): 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 over the trailing twelve months 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 a $2.75M median with price per square foot up 17.0%, 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 62.5-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 over the trailing twelve months, 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 25 days, on 88 closed sales across third-acre lots in Q2 2026.
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 $7,250,000 (MLS, Q2 2026), though that sits on just 15 closings and the estate-scale Ponce-Davis half does the lifting. Coconut Grove follows at $2,750,000, Pinecrest at $2,560,000, and Coral Gables at $2,550,000. 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.
On a headline basis, Glenvar Heights posted the largest year-over-year gain at +50.6%, but that number is skewed by six new-construction closings; price per square foot up 11.4% is the cleaner read. Among established resale markets, Pinecrest leads at +21.9%, Kendall at +19.4%, and Coral Gables at +10.3%. Coconut Grove (+2.8%) and Palmetto Bay (+1.5%) rose more modestly. South Miami was the one decline at -7.3%. High Pines + Ponce-Davis is not meaningful on 15 closings. All figures are MLS closed SFH sales, Q2 2026 versus Q2 2025.
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 $1,092,500 (Q2 2026).
The fastest-moving single-family market is Kendall at 25 days on market (median), followed by Coconut Grove at 37 days, Coral Gables at 44 days, South Miami at 49 days, and Palmetto Bay at 50.5 days. The combined High Pines + Ponce-Davis submarket sits at 59 days and Pinecrest at 62.5 days. Glenvar Heights is the slowest at 107 days, lifted by new-construction closings. All figures are Q2 2026 medians.
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.