Coconut Grove Condos For Sale

Where Are Coconut Grove Condos Located?

Grove condo inventory is small and concentrated. Roughly a dozen buildings trade with any regularity, almost all of them along South Bayshore Drive and the waterfront blocks around it.

Three facts narrow the search before the first filter does any work. The Grove meets the water at a seawall, so it delivers marinas, docks and bay views, and no sand. South Grove holds only houses and gated estates, so a “South Grove condos” search returns empty on every site that offers it. And supply stays thin by structure: almost no developable land is left, and the buildings that exist are held largely by people who live in them.

Buyers who want land under the house should look at Coconut Grove houses. What the neighborhood is like to live in, including schools, walkability and address-level flood and elevation questions, sits in the Coconut Grove neighborhood guide.

Whether any of those buildings is available at all turns on an earlier choice: resale or preconstruction.

Resale or Preconstruction: Two Different Purchases

Coconut Grove resale condos are existing buildings, available now, closing in weeks. Preconstruction here runs to 2028 on a separate contract structure with staged deposits.

Six projects are expected to deliver roughly 400 preconstruction units through 2028, including Four Seasons Private Residences, The Well and Vita at Grove Isle. Deposits there stage over years and lock in, and delivery dates often move. If a fixed move-in date matters, resale is the safer route; if the newest systems and branded service matter more, the preconstruction inventory is the right starting point.

Either route runs into the same obstacle first. No two sources agree on how many Grove condos exist.

Why Every Source Reports a Different Grove

Four sites give four different counts of Grove condos, and nobody is lying. They draw different maps and measure different things.

The boundary this page uses: Vizcaya south to the Mercy Hospital area, Biscayne Bay to the east, US-1 to the west, ZIP 33133 and 33129. Portals stretch it. Zillow pulls units from South Miami 33143 and Coral Gables 33134, while broker sites count only the buildings they already cover.

The same split runs through the market reports. As of February 2026 the Miami Condo Supply Tracker put Grove condos at 10.9 months of supply and called it a buyer’s market, because it measures every Grove condo against an equilibrium of 6.0 to 6.9 months. CondoBlackBook’s Q1 2026 report put the Coral Gables and Coconut Grove luxury segment at 11 months and called it balanced, since 11 months is the lowest inventory of any Miami neighborhood it tracks. Same quarter, opposite labels. Which reading applies depends on the price band in question. Counts and labels move. The buildings do not, which is why a shortlist starts with them.

Coconut Grove Condo Buildings

About a dozen buildings carry the market, and they split by era into two products: established mid-rises built between 1975 and 2007, and bayfront towers from 2016 on. Picking the wrong side burns weeks of touring before it costs money. The two carry different fee structures and different reserve positions, so a shortlist that mixes them has nothing to compare. The 2025 reserve rules also land differently on a 1975 building than on a 2018 one.

The table carries only what stays true between quarters. Asking ranges, cost per foot and rental minimums move fast enough that a published figure three months old anchors the wrong expectation, so those come with the pre-offer review below, current as of the day they are pulled.

Established buildings offer lower prices, larger floor plans, and a much wider spread in reserve funding and insurance cost. That spread is where the risk sits: at one asking price a buyer can get a fully funded reserve, at the same price a six-figure assessment already voted. Modern towers cost more and usually start from a stronger reserve position, which is a cost the buyer carries either way. Sources report unit counts and delivery years as approximate; confirm line, floor and view before offering. Which of these belongs on a shortlist turns less on the building than on what the unit is for.

Which Coconut Grove Condo Fits You

The Grove suits a buyer who wants water access and a low, quiet streetscape and accepts what comes with it: no beach, a short list of buildings, and a holding period measured in years. If any of the three is a dealbreaker, the section on when the Grove is the wrong purchase is the honest answer.

For everyone else, match the building to how you will use it. The floor comes later.

Primary residence, family.

Park Grove or Grand Bay. The question worth settling before the building is which part of the Grove you are buying into, because two addresses a few blocks apart, above and below US-1, behave like separate markets on resale. An owner base that actually lives here keeps the buildings quiet and the turnover low.

Pied-a-terre, lock-and-leave.

Mr. C one- and two-bedroom lines, or a smaller Ritz-Carlton unit. What decides this one is how the building runs while the unit sits empty for months: staffing depth, access and package control, and whether the amenity floor is maintained or merely photographed well.

Boater.

Grove Isle, Park Grove and Grand Bay sit closest to the working marinas, though a boat dock at the building and a right to use a slip are two separate questions that get settled in two separate documents. Verify slip status and vessel dimensions before the view sells you the unit.

Part-year rental.

You need a building that permits your lease length, and Ritz-Carlton and Mr. C are the two that allow monthly and seasonal terms. That single rule decides the shortlist faster than any amenity list, because a building that bars your lease term is off the board regardless of how well it shows.

First purchase in the Grove.

The established mid-rises built between 1975 and 2007 carry the entry band. Reserve funding varies widely across that stock, so the purchase price is one input into a five-year number.

The top of the market.

Bayfront exposures at Park Grove, Grand Bay and Grovenor House, branded service at Mr. C and Ritz-Carlton, the gated setting at Vita. A brand on the door carries no information about reserve health, so at this level the review runs deeper: SIRS status, whether a conventional lender will finance the building at all, and the board’s full assessment history. The line also outweighs the building, since a low-floor unit with a compromised view in a benchmark tower can trade below a high-floor line in a quieter one.

Boat slips are residence-specific. Waterfront is not your boat. A slip may be deeded, assigned or marina-controlled, and rights do not always transfer with the unit. Confirm slip status, vessel dimensions and transferability before valuing the view.

Use-case narrows the list to three or four buildings. What removes one of them never appears in the listing.

What to Ask Before You Make an Offer

Florida requires sellers to disclose assessments levied, pending, or discussed in board minutes over the last twelve months. Ask anyway, in writing, before the inspection period closes.

1. How much is the monthly fee, and what does it cover?
2. Has it risen in the past three years, and by how much?
3. Is the SIRS, the structural reserve study Florida now requires, complete and fully funded?
4. Any assessment levied, pending, or discussed?
5. Does the master policy run all-in or bare walls, meaning does it stop at the drywall?
6. Any active litigation involving the association?

If a seller cannot answer question four, that is the answer.

None of these sit in the MLS feed. The documents live with the association and the county, released on request, to a party with standing, one building at a time. Even with all seven answered, the shortlist can still go wrong in three familiar ways.

Three Mistakes Experienced Buyers Still Make Here

Three habits cost Coconut Grove condo buyers more time than any building on this list.

Sorting by price.

A 1,200-foot unit and a 3,000-foot unit sort next to each other and compare to nothing. Price per square foot is the only column that survives a mixed shortlist, which is why it is the second sort option in the grid above.

Reading the blended median as a target.

The Grove’s median list price mixes 1980s mid-rises with branded towers. Shop against it and every building on the tour feels overpriced. The building’s own band is the number that matters.

Assuming two towers of the same vintage carry the same cost.

Two branded buildings on the same bay, delivered the same year, can differ by a multiple on fee, master policy and assessment history. From the lobby they look interchangeable; from the balance sheet they are not.

All three come from reading the wrong number, which makes the market snapshot worth reading closely.

What Is the Coconut Grove Condo Market Doing?

Volume fell while price per square foot rose, which describes a market adjusting on activity before it adjusts on price. That favors a buyer prepared to negotiate rather than one waiting for a discount that has yet to appear.

Those figures blend the whole neighborhood, and the $949 above blends two neighborhoods reported together as a single luxury segment. What each price band is actually competing on differs: reserve health decides the entry stock, fee structure and lease rules decide the middle, and above the median it comes down to exposure, floor, and whether the specific line is available at all. Band-level figures come with the pre-offer review, current as of the day I pull them.

When Is a Coconut Grove Condo the Wrong Purchase?

A Coconut Grove condo is the wrong purchase in three cases. I say so before anyone books a tour, which saves a season.

A three-year horizon. Holding periods run long in the Grove, which is exactly why prices hold, and it cuts both ways on the exit.

Nightly rental income. Two condo-hotels permit daily stays, and the rental restriction policy in every other building bans them. Annual leases work, but the pricing here was never built around yield.

Price per square foot as the deciding column. New construction in Brickell and South of Fifth competes hard on that number, and buyers do cross-shop. On that metric alone the Grove loses often enough to be worth naming.

Before You Schedule a Showing

The seven checks above take about a day per building. I pull them from the association and the county for anything on a client’s shortlist, and they arrive before the tour rather than after the offer.

Ory Pelyo, Broker Associate, Florida License BK3300560

Fortune Christie’s International Real Estate, 1390 Brickell Avenue Suite 104, Miami FL 33131

Coconut Grove and the Miami bayfront submarkets. Reply within one business day.