Episode 2 · Property Types & Supply Dynamics
Coconut Grove Housing: Size, Age, Land, Ownership
Coconut Grove is a place where condominium units outnumber houses, and where the land under a house often counts for more than the house itself. This page shows what is built here, how big and how old it is, who holds it, and how the county's assessed value treats homes with a homestead exemption and homes without one.
💡 Key Insights & Takeaways
- Condo units are 48.3% of Coconut Grove's residential parcels and single-family houses are 37.8%, as of 5 October 2026, counted by parcel and not by home.
- The median house has 2,297 square feet of living area by the county's measure, which will not match a listing's, on a median lot of 7,260 square feet.
- The median house was built in 1955, 35.0% of houses were built before 1950, and 45.4% carry a recorded renovation.
- Land is 79.8% of the median house's just value, which is the county's estimate and not a sale price.
- A homestead exemption sits on 72.5% of single-family parcels, which is the closest thing the county's data gives to a count of owner-occupied houses.
On 5 October 2026, a homesteaded Coconut Grove house was assessed at a median 43.4% of its just value, the county's full valuation before the cap, against 85.0% for a house with no exemption. The Save Our Homes cap holds the first group down, and a sale resets it. The cap, not the houses, makes the gap.
At a glance
Coconut Grove in five figures, as of 5 October 2026. Assessed and just values are the county's figures, not sale prices, and a house here means a single-family parcel.
| Measure | Value | Basis | As of |
|---|---|---|---|
| Residential parcels | 10,025 | Parcels, not homes; commercial and other non-residential parcels are left out, and condo listings the county's data cannot match sit outside the count | 5 October 2026 |
| Median living area of a house | 2,297 square feet | The county's measure; 3,791 houses | 5 October 2026 |
| Median year built of a house | 1955 | 3,791 houses | 5 October 2026 |
| Houses with a homestead exemption | 72.5% | 3,791 houses | 5 October 2026 |
| Land as a share of a house's just value | 79.8% | Median of the county's land value divided by its just value; 3,790 houses | 5 October 2026 |
What kinds of homes are in Coconut Grove?
Condo units are the biggest group, and single-family houses come second. As of 5 October 2026, the county lists 10,025 residential parcels in Coconut Grove. Of those, 4,839 parcels, or 48.3%, are condo units, and 3,791 parcels, or 37.8%, are single-family houses.
This page counts parcels, not homes. A parcel is one piece of property that the county assesses on its own, and each condo unit counts as its own parcel. The count covers residential parcels only, so commercial, hotel, office and government parcels are left out. It also leaves out 205 condo listings that the county's data cannot tie to a unit, and the data cannot say whether those units already sit among the 4,839.
This table shows the residential parcels in Coconut Grove by type, as of 5 October 2026 (n = 10,025 parcels).
| Parcel type | Parcels | Share of residential parcels |
|---|---|---|
| Condo units | 4,839 | 48.3% |
| Single-family houses | 3,791 | 37.8% |
| Multi-family | 752 | 7.5% |
| Vacant residential | 414 | 4.1% |
| Townhouses | 219 | 2.2% |
Other residential property makes up the last 0.1%.
The 414 vacant parcels are a count taken on the day the county's data was struck. They include 73 parcels that carry only extra features or the land under a condo building, so 414 is not a count of empty building lots.
How big are Coconut Grove houses and condos, and how are they laid out?
The median house has 2,297 square feet of living area on a median lot of 7,260 square feet, as of 5 October 2026 (n = 3,791 houses). The median condo unit has 1,460 square feet of living area (n = 4,820 units). The median floor-area ratio for a house is 0.28, which means the living area is a little more than a quarter of the lot.
These sizes are the county's measure of living area, and a listing can state a different size. For 357 of the 1,369 listings that can be compared, the two measures differ by more than 20%. Do not set these medians beside a price per square foot.
Most houses have one story. 60.1% of houses have one story and 39.9% have two or more (n = 3,775). The median house has 2.0 bathrooms, 22.2% have one bathroom and 42.8% have three or more (n = 3,781). Another 31 houses, or 0.8%, are recorded with additional living quarters (n = 3,791).
The county's zoning code reads single-family general use on 84.9% of houses (n = 3,791). The city confirms what any one lot may hold.
How old are Coconut Grove houses, and how many have been renovated?
The median house was built in 1955, as of 5 October 2026 (n = 3,791 houses). 35.0% of houses were built before 1950, and 17.5% were built in 2000 or later.
The county also records an effective year built. That is the year it treats a house as new after work such as a renovation. 45.4% of houses carry an effective year later than the year built, and for those houses the median gap is 30 years (n = 1,720). The median effective year is 1982, and 15.7% of houses carry an effective year of 2010 or later. The other houses show no recorded renovation.
A recorded renovation is the county's note that work was done. It does not say how large the work was.
Is the land or the house the bigger part of a Coconut Grove property?
The land is the bigger part. Land is 79.8% of the median house's just value, as of 5 October 2026 (n = 3,790 houses), and land counts for more than the building on 91.6% of houses. Just value is the county's own full valuation of a property before the cap, and it is not a sale price.
The median assessed value of a house is $798,384, or $352 per square foot of living area (n = 3,790). Assessed value is the county's estimate under the cap, not what a home would sell for. The $352 compares houses that last sold in different years, so it is not a price per square foot.
Because land carries so much of the valuation, you can also screen for houses whose profile fits redevelopment. A house scores on five conditions: land is a high share of its just value, its building value is low, no renovation is recorded, it was built before 1950, and it covers little of its lot. 24.7% of houses meet three or more conditions, which this page calls strong matches, and 14.4% meet two, which it calls moderate matches (n = 3,791). Houses with an effective year of 2010 or later are left out. The five conditions overlap on old houses with no recorded renovation and a low building value, so 24.7% is a screening ceiling and not a forecast of teardowns.
How does a homestead exemption change the assessed value of a Coconut Grove house?
A homestead exemption sits on 72.5% of single-family parcels, as of 5 October 2026 (n = 3,791 houses), and it brings the Save Our Homes cap with it. Under that cap, the assessed value of a homesteaded property can rise by no more than 3% a year or the change in consumer prices, whichever is lower. The cap resets on a qualifying transfer, which is a sale or a similar change of owner.
This table compares houses with and without a homestead exemption, as of 5 October 2026. The gap row is the median of each house's own gap, not the difference between two medians.
| Median of each house | With a homestead (n = 2,750) | Without a homestead (n = 1,041) |
|---|---|---|
| Just value | $1,692,173 | $1,340,971 |
| Assessed value | $708,532 | $1,126,776 |
| Assessed value as a share of just value | 43.4% | 85.0% |
| Gap between just value and assessed value | $846,186 | $158,532 |
Homesteaded houses carry the higher median just value and the lower median assessed value. The gap between them is the cap measured directly, and it is not a difference between the houses. Comparing assessments across houses bought in different years says more about the year of purchase than about the houses. These are assessed and just values, not sale prices and not tax bills.
You can also compare each house's assessed value with the amount of its last recorded sale. Across 2,227 houses with a qualified sale of $10,000 or more, the median assessed value is 0.97× the sale amount, as of 5 October 2026. That compares an assessed value with an old purchase amount, and it does not measure how far assessed value lags a sale price. This table shows the median ratio by the decade of that last sale.
| Decade of last qualified sale | Median assessed value as a multiple of the sale amount |
|---|---|
| 1970s | 4.78× |
| 1980s | 2.07× |
| 1990s | 1.67× |
| 2000s | 1.12× |
| 2010s | 1.01× |
| 2020s | 0.84× |
The older the last sale, the further the assessed value has moved from it. Among the 2,227 houses, 3.9% are assessed at 4.0× their last sale or more, and 39.2% at under 0.90×. For sales inside the county's current assessment year, the assessed value can predate the sale, so a ratio under 1.0× on a recent sale does not mean the county assessed below the price.
Who owns Coconut Grove houses, and how long ago did they last change hands?
Entities hold 24.5% of single-family parcels, as of 5 October 2026 (n = 3,791 houses). Trusts hold 12.3% and company or LLC owners hold 12.1%. Trusts are an estate-planning tool common among owners who stay a long time, and they are not read as an outside buyer. Owner form is read from the name on the county's data, so these shares are close counts and not legal findings.
The median house last recorded a transfer 8.2 years before 5 October 2026 (n = 3,744). 43.5% of houses went more than 10 years since the latest recorded transfer, 21.5% more than 20 years and 8.5% more than 30 years. This is the time since the latest recorded transfer of any kind, not how long an owner keeps a house. The clock restarts at transfers that were not arm's-length sales. The newest transfer in the county's data is dated 17 February 2026, so every one of these times is understated by about seven and a half months.
The 414 vacant parcels have a different owner pattern, and they are a count taken on the day the county's data was struck. Company or LLC owners hold 60.1% of them, against 12.1% of single-family parcels, and entities of any kind, trusts included, hold 68.8% (n = 414). The median vacant parcel last recorded a transfer 4.9 years before 5 October 2026 (n = 391), against 8.2 years for houses, with the same understated clock. The median vacant lot is 6,160 square feet (n = 412). The county's data shows who holds these parcels and says nothing about what they plan to do with them.
Common questions
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