Monthly archive · October 2026

Coconut Grove housing data, October 2026

This is dated Coconut Grove housing data, not today's market. It covers price cuts and days on market for listings as of October 1, 2026. The original monthly edition was frozen 2026-10-01T09:21:26+00:00.

For today's figures use the live pages linked under each section.

Coconut Grove price cuts and days on market, October 2026

Listings as of October 1, 2026. Live page with today's figures: Coconut Grove price cuts and days on market. Every city: South Florida price cuts and days on market.

Headline options

20% of Coconut Grove condominiums for sale are asking less than their original list price. Small sample: 30 condominiums; read cautiously.
Seller Blink Rate™ in Coconut Grove: 20% of condominiums list below original asking, against 37.8% across Miami-Dade County. Small sample: 30 condominiums; read cautiously.
Buying in Coconut Grove? 6 of the 30 condominiums for sale are asking below their original price. Small sample: 30 condominiums; read cautiously.

Lede

COCONUT GROVE, Fla., October 1, 2026 - 20% of the 30 condominiums listed for sale in Coconut Grove (6 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of BeachesMLS listing data as of October 1, 2026. With 6 reduced listings, the group is too small to report a median reduction. Houses: 4 for sale, below the 30-listing floor, so no percentages are reported for them. Small sample: 30 condominiums; read cautiously.

Quotable

"20 percent of condominiums for sale in Coconut Grove have a current asking price below their original list price. Small sample: 30 condominiums; read cautiously."

"Among active Coconut Grove condominiums, the median recorded CumulativeDaysOnMarket and DaysOnMarket values are both 165 days. These are MLS-recorded fields, not an independently reconstructed listing history. Small sample: 30 condominiums; read cautiously."

"7 Coconut Grove condominiums are under contract in this snapshot, 2 of them with a recorded asking price below original; the group is too small to report a percentage. These asking-price fields do not disclose the agreed contract price."

Charts and source labels

Horizontal bar chart. Coconut Grove condominiums 20%, Miami-Dade County condominiums 37.8%. Houses: 4 for sale, count only. Share of active listings asking below their original list price, October 1, 2026. Small sample: 30 condominiums; read cautiously. — Seller Blink Rate™: share of active listings whose current asking price is below their original list price, Coconut Grove versus Miami-Dade County, condominiums, October 1, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate. Small sample: 30 condominiums; read cautiously. Download PNG

Column chart of recorded cumulative days on market. Condominiums: 0-30 days 13.3%, 31-60 days 10%, 61-90 days 10%, 91-180 days 33.3%, 181+ days 33.3%. Small sample: 30 condominiums; read cautiously. — Active Coconut Grove condominiums by MLS-recorded CumulativeDaysOnMarket value, October 1, 2026. Shares use listings with a recorded value in that field; 66.7% of condominiums exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real Estate. Small sample: 30 condominiums; read cautiously. Download PNG

Horizontal bar chart of the share asking below original by current asking-price band, condominiums: Under $250K 0 listed, count only; $250K to $500K 0 listed, count only; $500K to $1M 0 listed, count only; $1M and up 20% (6 of 30). Small sample: 30 condominiums; read cautiously. — Share of active Coconut Grove condominiums asking below their original list price, by current asking-price band, October 1, 2026. Bands with 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate. Small sample: 30 condominiums; read cautiously. Download PNG

Downloads and methodology

Original journalist package: PDF. Method: Seller Blink Rate™ and recorded days on market.

Methodology as printed in this October 2026

Method, in plain English

Method, in plain English.

Source snapshot

What we counted: active and under-contract residential listings whose MLS City field is Coconut Grove, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-10-01 08:59:50 UTC (data as of October 1, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not estimate any property's value.

Current and original asking prices

Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot. This is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised or missing a price (21 unchanged, 3 above original, 0 without both prices among condominiums). The median reduction is the middle value among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced.

Recorded days on market

Days on market: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value. These fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted, and do not establish how any portal displays days on market.

Current asking-price bands

Price bands use the CURRENT asking price; shares within a band are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is declared at the reported precision.

Property classification

Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family forms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the HOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and condominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any property's legal regime.

Under-contract sample

Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such listings, otherwise counts only.

Publication floor

Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Small sample: 30 condominiums for sale in Coconut Grove, between 30 and 39, so one listing moves the share by roughly 3.3 points. Read the percentages as a direction, not a decimal. Houses are below the floor and appear as a count only. Sample sizes: 30 condominiums, 4 houses, 7 condominiums under contract.

Geographic scope

Geography is the MLS City field, not a verified municipal boundary. County comparisons use listings whose MLS record is in Miami-Dade County.

Seller Blink Rate definition

Seller Blink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded asking prices, not seller intent or market health.

Peer comparisons

Conditions read: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast.

Request the aggregate source table

Journalists may request the aggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated.

Edition and revised source

Edition: Data as of October 1, 2026 (BeachesMLS pull 2026-10-01T08:59:50.960468+00:00). Current edition. A later snapshot may differ; this file describes only the date above. Cite this dated file for its figures. The monthly archive at https://www.pbprealestate.com/press/coconut-grove/2026-10/ contains a separately dated edition; cite that page only for the figures shown in that edition. Later current data is at https://www.pbprealestate.com/price-cuts-coconut-grove/.

Attribution and source limitations

Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.

How to cite this edition

Use this dated archive URL and include the revision when citing figures or charts. Attribution:

PBP Real Estate analysis of BeachesMLS listing data, “Coconut Grove housing data, October 2026,” listings as of October 1, 2026; original freeze 2026-10-01T09:21:26+00:00. https://www.pbprealestate.com/press/coconut-grove/2026-10/

Questions about a correction or a licensed quote: Gia Freer, Broker of Record (Lic. BK689801), 561-395-8418 · info@pbpre.com.

Monthly editions and corrections: press archive. Current published city kits: press kits. Today's Coconut Grove release: Coconut Grove press release.

This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information © 2026 BeachesMLS, Inc. Listings permitted for internet display. Nothing on this page is an opinion of value about any property. Equal Housing Opportunity.

IDX information is provided exclusively for consumers' personal, non-commercial use, and may not be used for any purpose other than to identify prospective properties consumers may be interested in purchasing. Data is deemed reliable but is not guaranteed accurate by the MLS. Data last updated October 1, 2026.