Episode 2 · Property Types & Supply Dynamics
Coral Gables Houses: Size, Age, Land and Assessed Value
Coral Gables is mostly a city of houses, many of them older homes on large lots, with condo units in newer buildings making up close to a third of its parcels. This page shows how those houses are built and laid out, how much of their value sits in the land, who holds them and for how long, and why a long-held assessment does not pass to a buyer.
💡 Key Insights & Takeaways
- Of the 17,052 residential parcels in the City of Coral Gables, 10,711, or 62.8%, are single-family houses and 5,317, or 31.2%, are condo or co-op units.
- The median house has 2,352 square feet of living area on 10,000 square feet of land, and 69.7% of houses are one storey.
- The median house was built in 1954, and 29.8% of houses went up before 1950, while condominium units have a median year built of 1996.
- Land makes up 75.7% of a house's just value at the median, and land is worth more than the building on 96.6% of houses.
- As of 23 September 2026, 79.2% of houses carry a homestead exemption against 41.7% of condominium units, and the median house has been held 9.1 years.
The median homesteaded house in Coral Gables is assessed $421,738 lower than the median house without the exemption, as of 23 September 2026, yet it carries the higher full value, $1,665,695 against $1,432,987. Save Our Homes makes the difference, and that benefit does not pass to the next buyer.
At a glance
These figures cover every residential parcel in Coral Gables, not a sample, as of 23 September 2026.
| Measure | Value | As of |
|---|---|---|
| Residential parcels | 17,052, of which 10,711 are single-family houses (62.8%) | 2026-09-23 |
| Median single-family house | 2,352 sq ft of living area on 10,000 sq ft of land | 2026-09-23 |
| Median year built, single-family | 1954 | 2026-09-23 |
| Houses where the land is worth more than the building | 96.6% | 2026-09-23 |
| Houses carrying a homestead exemption | 79.2% | 2026-09-23 |
What kind of homes are in Coral Gables?
Mostly houses, with a condominium third. There are 17,052 residential parcels in the City of Coral Gables. 10,711 are single-family houses, 62.8% of the total, and 5,317 are condominium and cooperative units, 31.2%. The rest are 692 multifamily buildings (4.1%), 256 vacant residential parcels (1.5%), 74 townhouses filed under their own total-value code (0.4%) and 2 mixed-use residential parcels.
A parcel is not always one home. Each condominium unit is its own parcel, but a multifamily building is one parcel however many homes it holds. The 692 multifamily parcels carry 5,505 units, and the 126 buildings of ten units or more carry 3,722 of them. Across the whole universe the parcel record implies 21,607 dwelling units, so the parcel shares understate how many homes sit in apartment buildings.
Four groups sit outside every count on this page, because none of them is a home. There are 2,297 commercial, office, civic and government parcels, 231 common elements and reference records, 247 separately recorded boat docks and 50 extra-feature parcels. The docks are never counted as condominium units or as waterfront homes.
The condominium units are a different product, not a smaller house. This table compares the two as of 23 September 2026.
| Measure | Single-family houses | Condominium and cooperative units |
|---|---|---|
| Parcels | 10,711 | 5,317 |
| Median living area | 2,352 sq ft | 1,108 sq ft |
| Median year built | 1954 | 1996 |
| Share carrying a homestead exemption | 79.2% | 41.7% |
| Share held by a company or LLC | 7.5% | 21.0% |
How big are Coral Gables houses, and how are they laid out?
The median house has 2,352 square feet of living area, and the middle half of houses runs from 1,701 to 3,435 square feet. 39.3% fall between 1,500 and 2,499 square feet, and 18.2% have 4,000 square feet or more. That living area comes from the parcel record. The listed sizes of the homes that sold differ from it by more than 20% on 41.9% of the matched sales, 936 of 2,232, so the two are never mixed in one comparison.
Measured across all 10,711 houses, the median house stands on 10,000 square feet of land, and 55.7% stand on 10,000 square feet or more. The median house covers 0.24 of its land in living area. That ratio, called floor-area ratio, divides the living space by the land it sits on. Most of each property is yard and garden, and 69.7% of houses are one storey, against 30.3% with two or more.
Size swings by postal area. In ZIP 33156 the median house has 4,319 square feet on 22,940 square feet of land. In ZIP 33134 it has 1,947 square feet on 7,500. A ZIP code is a postal split, not a named section, so neither figure describes Cocoplum, Gables Estates or any other sub-area on its own.
The median house has 2 bathrooms on the parcel record. 46.4% have three or more, and 10.2% have one. The most common layout is three bedrooms and two bathrooms, at 32.4% of houses. The record's bathroom count reads closer to full bathrooms, so a house with a half bath may show one fewer here than on its listing.
How old are Coral Gables houses, and how much has been updated?
The median house was built in 1954. This table shows how the house stock is spread across the years, as of 23 September 2026.
| When the houses were built | Share of single-family houses |
|---|---|
| Before 1950 | 29.8% |
| In the 1920s alone | 12.7% |
| In the 1950s | 33.5% |
| In 2000 or later | 8.0% |
The older houses carry the bathroom gap. 27.1% of houses built before 1950 have one bathroom on the record, against 10.2% of all houses. Condominium units are the newer product, with a median year built of 1996.
The county treats most houses as younger than their build date. 71.1% carry an effective year built later than the year they went up, and the median effective year is 1979. The effective year is the county's own adjustment, not a dated permit, and 31.0% of the gaps are exact multiples of ten years. It tells you the county values a house as younger than it is. It does not tell you what work was done or when, so the inspection and the permit history still have to answer that.
Is a Coral Gables house mostly land or building?
Mostly land. At the median, land makes up 75.7% of a house's just value, the county's full value before any cap. Land is worth more than the building on 96.6% of houses. The median house carries $1,260,600 of land value and $362,645 of building value.
So in most of these purchases the building is the smaller part of what you pay for. These are the county's values, not sale prices, and they cover houses only. The county values condominium, cooperative and total-value townhouse units at one combined figure with no split between land and building, so no land share exists for them. The land share here rests on the 10,693 houses that carry a split, out of 10,711.
Who owns Coral Gables houses, and for how long?
Most houses are someone's main home. 79.2% carry a homestead exemption, the county's marker for an owner's primary residence, against 41.7% of condominium units. The exemption counts filings, not people, so it is the closest occupancy measure the record gives and nothing more.
Owners stay for years. The median house has been held 9.1 years since its last recorded transfer. 46.4% have been held ten years or more, 24.5% twenty years or more and 10.2% thirty years or more. Owners with the exemption have held a median 10.0 years, against 6.1 for owners without it. The record's latest transfer is dated 23 February 2026, 7.0 months before this page's date, so every hold length here runs a little short.
22.6% of houses are held by a trust, a company or another entity. Trusts account for 15.1% and companies or LLCs for 7.5%. A trust is usually an estate-planning choice rather than an investor buying in: 1,306 of the 1,622 trust-held houses also carry a homestead exemption. The company share is the closer read on investor ownership, and it is small for houses. Condominium units run at 21.0% company-held. By mailing address, 1.5% of house owners are in another US state and 0.2% outside the country. Both shares are floors, because an owner who mails to the house or to a Florida agent counts as in-state.
What does it cost to hold a house in Coral Gables?
We cannot give you a tax bill. No tax amount is recorded in the assessment data, so no tax amount or rate appears on this page. What the record does show is the assessed value the bill is built on, and here it depends on how long the owner has held the house.
Save Our Homes limits the yearly rise in a homesteaded property's assessed value to 3% or the change in the consumer price index, whichever is lower. Property without the exemption has a separate ten percent limit that does not reach every levy on the bill. Either cap resets when the property changes hands in a qualifying transfer. Assessed value is never a market value, and comparing it across houses bought in different years mostly measures the purchase year.
The median house is assessed at $815,345 against a just value of $1,625,007, a gap of $660,291. The table splits the houses by the homestead exemption, as of 23 September 2026.
| Houses | Count | Median just value | Median assessed value | Assessed as a share of just value | Median gap below just value |
|---|---|---|---|---|---|
| With a homestead exemption | 8,484 | $1,665,695 | $730,780 | 0.457 | $827,171 |
| Without one | 2,227 | $1,432,987 | $1,152,518 | 0.869 | $147,644 |
The longer the hold, the wider the gap. Houses held twenty years or more are assessed at a median 0.351 of just value, and houses held under three years at 0.780. Against the last qualified sale price, a house last bought in the 1970s is assessed at 6.37 times what was paid, and one bought in the 2020s at 0.86 times. Across 6,468 houses with a qualified sale, the median is 1.01 times.
For a buyer, that means the seller's assessed value, or a neighbour's, is no guide to yours. Your assessment starts again from the transfer, so budget the holding cost on the full value, not on the figure the seller pays against.
Common questions
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