Coconut Grove is Miami's oldest neighborhood — a lush, walkable enclave where old-money charm collides with rising flood exposure. Banyan-lined streets, historic estates, and a village-center feel make it feel like a different city from the towers a few miles north in Brickell.
But the county data reveals an interesting tension. The Grove has the highest median sale price of any neighborhood in this report at $1.35M, the highest average elevation at 11.2 feet, and the lowest rate of LLC buyers at 41%. It's the most residential, the most established — and the most expensive. Yet 655 properties sit in VE coastal high-hazard zones, and a median build year of 1980 means aging infrastructure across thousands of homes.
This page is built from Miami-Dade County records. Not Zillow estimates. Not agent opinions. County data.
Market Snapshot
$1.35M
Median sale price (2025+ sales) As of Mar 2026
$906
Avg price per sq ft As of Mar 2026
41.3%
LLC / corporate buyers As of Mar 2026
44.2%
Condominiums (vs single-family) As of Mar 2026
The affluent outlier: Coconut Grove's median sale price of $1.35M is nearly double Brickell's $700K — and the average is a staggering $2.1M. But unlike Brickell's condo-dominated landscape, the Grove has 4,712 single-family homes alongside 6,505 condos. You're paying for land, trees, and neighborhood character that doesn't exist in a 50th-floor unit. The 41.3% LLC buyer rate — lowest of the five neighborhoods — confirms this is where more actual humans live, not just investment portfolios.
Source: Miami-Dade Property Appraiser (PaGISView) — median $1.35M and avg $2.1M computed from 799 sales (2025+, price >$10K) in ZIP 33133. Property type counts from FL DOR use codes.
Risk Profile
15.1%
Properties in FEMA flood zones As of FEMA FIRM 2024
11.2 ft
Average elevation (NAVD88) As of Miami-Dade DEM 2024
655
Properties in VE (coastal high hazard) zone As of FEMA FIRM 2024
1980
Median year built As of County records
Flood Zone Breakdown
AE (High Risk): 1,581 properties
VE (Coastal High Hazard): 655 properties
X (Minimal Risk): 12,619 properties
Source:
Miami-Dade PAGIS_VData — FEMA Flood Insurance Rate Map (FIRM) zone designations per parcel. 14,855 of 15,335 properties matched to flood data.
Don't let 15% fool you: Coconut Grove's overall flood risk looks low compared to Brickell's 79%, but the devil is in the details. Those 655 VE-zone properties sit in the most dangerous flood category — coastal high hazard, meaning direct wave action during storms. These are the bayfront estates and waterfront condos that command the highest prices. If you're paying $2M+ for a waterfront Grove property, you're likely in or near a VE zone. FEMA Risk Rating 2.0 flood insurance in VE zones can run $5,000–$15,000+/year.
Source: Flood zone counts from PAGIS_VData. Insurance cost ranges based on FEMA Risk Rating 2.0 methodology for residential properties in VE zones.
The 1980 problem: Median build year of 1980 means much of the Grove's housing stock is 45+ years old. Single-family homes need roofs, plumbing, and electrical upgrades. Condo buildings are well past their 30-year milestone inspection deadline under Florida's post-Surfside law (SB 4-D). Many older Grove mid-rises have already been flagged. If you're buying in a 1970s or '80s condo building, ask for the structural inspection report and reserve study — special assessments in older buildings can be brutal.
Source: Year built from PaGISView. Inspection law: Florida SB 4-D (2022) — milestone structural inspections at 30 years for coastal buildings 3+ stories, enacted post-Surfside collapse.
Property Mix
6,505
Condominiums As of Mar 2026
4,712
Single-family homes As of Mar 2026
1,244
Multifamily (2–9 units) As of Mar 2026
231
Townhouses As of Mar 2026
A real neighborhood, not just a skyline: Unlike Brickell (86% condos) or Edgewater, Coconut Grove has genuine residential diversity. 4,712 single-family homes make it one of Miami's largest single-family pockets south of Coral Gables. The 1,244 multifamily properties (duplexes to small apartment buildings) add a rental layer that keeps the neighborhood more economically mixed than the median price suggests. This is a place where people raise families — not just park capital.
Source: Miami-Dade Property Appraiser (PaGISView) — FL DOR use code classification for ZIP 33133.
Elevation & Sea Level Rise
11.2 ft
Average elevation — highest of five neighborhoods As of Miami-Dade DEM 2024
14
Properties affected by 2040 high sea level rise scenario As of NOAA 2022
322
Properties affected by 2070 high sea level rise scenario As of NOAA 2022
85%
Properties in X zone (minimal flood risk) As of Mar 2026
Source: Elevation and sea level rise projections from
Miami-Dade PAGIS_VData — avg DEM (NAVD88) and NOAA 2040/2070 high-scenario projections via county parcel overlay.
The highest ground advantage: At 11.2 feet average elevation, Coconut Grove sits higher than Brickell (~9.5 ft), Edgewater, or any other neighborhood in this series. Only 14 properties are projected to be affected under a 2040 high sea-level-rise scenario. That number jumps to 322 by 2070 — still modest compared to lower-lying areas. The Grove's elevation is a genuine structural advantage in a city where every foot matters. But "average" hides the waterfront parcels sitting at 3–5 feet.
Source: Miami-Dade PAGIS_VData — NOAA sea level rise scenarios and DEM elevation data per parcel.
What Most People Miss
The $2.1M average is wildly misleading. Coconut Grove's average sale price is $2.1M, but the median is $1.35M — a 1.6x gap. Bayfront estates on Brickell Avenue (south section), Tigertail, and the waterfront pulls the average up dramatically. A "typical" Grove purchase is closer to $1M–$1.5M — still expensive, but a different conversation than $2M+. Know which Grove you're shopping in.
Source: Miami-Dade Property Appraiser (PaGISView) — avg $2.1M and median $1.35M computed from 799 sales (2025+, price >$10K) in ZIP 33133.
Old homes, old problems. With a median build year of 1980, much of Coconut Grove's charm comes with mid-century infrastructure. Older single-family homes may have outdated electrical (aluminum wiring, Federal Pacific panels), cast iron drain pipes nearing end-of-life, and roofs that insurers won't cover past 15–20 years. Florida's insurance market is already brutal — an older home in a flood zone can make coverage nearly impossible to find at any price. Budget $50K–$150K in potential upgrades for pre-1985 homes.
Source: Year built from PaGISView. Insurance market conditions reflect Florida's post-2020 carrier exits and OIR rate filings.
VE zones hide in plain sight. Coconut Grove's 655 VE-zone properties don't show up in the neighborhood's low 15.1% overall flood rate. But VE (Velocity Zone — coastal high hazard) is the worst FEMA designation you can get. These properties face wave action during storms, have the strictest building codes, and pay the highest flood insurance premiums. They're concentrated along the bayfront — exactly where the most expensive homes are. If you're buying waterfront in the Grove, you're almost certainly in VE territory.
Source: PAGIS_VData — 655 of 14,855 matched properties in VE zone designation per FEMA FIRM.