Coconut Grove Condos for Sale: bayfront towers, boutique buildings and the documents that matter
Grove condominiums are a short, distinct list: bayfront towers along South Bayshore, Grove Isle out on its own island, and boutique buildings folded into the village. Nearly all of them are old enough to sit inside Florida’s milestone inspection regime, which is where the buying decision actually gets made.
Updated September 2026
Active inventory
What is for sale in Coconut Grove right now?
We send the full Coconut Grove list — every active listing, with the flood zone and association notes — the same day you ask.
That means the whole active list for Coconut Grove — not the filtered slice a national portal decides to show you, and not the three homes an advertising budget pushed to the top of the page. Every address comes back with the things that actually decide whether a property is worth your Saturday: the FEMA flood zone it sits in, the association's real picture, and the county permit history behind the walls.
- The complete active list Every property on the market in Coconut Grove, in one place, in one email.
- Flood zone, address by address The FEMA zone each property sits in — before you fall for the kitchen.
- The association picture Dues, reserves, special assessments on the books, and 40-year recertification status.
- County permit history What was permitted, what was closed out, and what was never pulled at all.
There is no live MLS search on this site — no search box, no map full of pins, and nothing that quietly serves you last month's prices and homes that went under contract weeks ago. A ClearPath agent pulls the list by hand instead. You name the area, a person goes and gets what is genuinely on the market, reads it before it leaves, and sends it to you. Then that same person answers whatever you want to ask about any address on it, which is the part a search box was never able to do anyway.
No portal account. No login. Your details are not sold on to anyone — the list comes from the brokerage that would represent you, and you can ask about any address on it.
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Name, number, email. That is the whole ask — the list comes back from ClearPath directly.
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What is for sale in Coconut Grove right now?
The bayfront towers trade on view and water access; the boutique buildings trade on walking to Main Highway. Coastal AE flood zones apply to most of the waterfront addresses, and a building’s flood exposure lands in its master insurance policy and therefore in your monthly dues. Newer construction is limited and rarely comes up.
Detached houses on irregular lots fill the North, Center and South Grove, from early wood cottages and 1920s Mediterranean houses to new builds limited to 25 feet by the NCD-3. Condominiums sit on the bayfront along South Bayshore Drive, on Grove Isle and at Two Park Grove.
“An owner or owners of a building that is three habitable stories or more in height as determined by the Florida Building Code and that is subject, in whole or in part, to the condominium or cooperative form of ownership as a residential condominium under chapter 718 or a residential cooperative under chapter 719 must have a milestone inspection performed by December 31 of the year in which the building reaches 30 years of age, based on the date the certificate of occupancy for the building was issued, and every 10 years thereafter.”
What to check on every Coconut Grove property
Read the NCD-3 rules on height, green space and demolition before you plan any work.Pull the City of Miami permit history and check for open violations on additions.Bayfront lots need an elevation certificate and a flood quote before you set your number.
| Check | Why it matters here | Where to get it |
|---|---|---|
| Flood zone for the exact address | Zones change block by block here; the letter decides whether a federally backed loan requires insurance | Our flood zone lookup, then a written insurance quote |
| Roof age and permit date | Florida insurers price on the roof; §627.7011 lets them require an inspection past 15 years | The county permit portal and the seller’s wind mitigation form |
| Open and closed permits | Unpermitted work becomes your problem at resale and can stall a closing | Miami-Dade or the city’s permit search |
| Wind mitigation report (OIR-B1-1802) | It is what earns the windstorm discount, and it scores the weakest opening on the house | The seller, or an authorized inspector during the inspection period |
| Milestone inspection and reserve study | Buildings at 30 years (25 near the coast) must have it; the repair list drives the assessments | The association, plus the Miami-Dade recertification portal |
| Property tax at your purchase price | The seller’s capped assessment does not transfer; your bill resets the year after the sale | Miami-Dade Property Appraiser tax estimator |
General guidance for 2026, not a quote or legal advice. Confirm every line for the specific property during your inspection period.
Flood zones in Coconut Grove: what to check before you offer
The Grove faces Biscayne Bay, so the bayfront along South Bayshore Drive, Dinner Key and Grove Isle carries coastal AE and VE designations, while streets on the higher ground toward US-1 are more often Zone X. Miami-Dade's FEMA maps took effect September 11, 2009, with preliminary 2021 maps still unofficial. Flood insurance is required for a federally backed mortgage in any Special Flood Hazard Area and optional in Zone X. Check the exact address with our flood zone tool.
Associations, dues and the documents to demand
Neighborhood associations are active and registered with the city, among them the Village of Center Grove Homeowners Association, North Grove Homeowners Association and South Grove Neighborhood Association, but most detached houses carry no mandatory dues. Condo associations run Grove Isle, the South Bayshore Drive towers and Two Park Grove.
Schools serving Coconut Grove
- Coconut Grove Elementary School · elementary
- Frances S. Tucker Elementary School · elementary
- George Washington Carver Middle School · magnet
- Coral Gables Senior High School · high
- Ransom Everglades School · private
- Carrollton School of the Sacred Heart · private
School assignment is by address and changes; confirm with Miami-Dade County Public Schools before you offer.
Getting around from Coconut Grove
- Downtown Miami / Brickell · 6.8 miles
- Miami International Airport · 7 miles
- Miami Beach · 11.8 miles
- Doral · 13.3 miles
Who this market fits
This page is for a buyer who wants the Grove’s water and village life without owning a roof, a seawall or a lawn — and who treats the association documents as part of the price.
How to buy in Coconut Grove, step by step
- Get a written pre-approval, or proof of funds if you are paying cash.
- Sign a buyer-representation agreement — since August 2024 it comes before the first tour.
- Tour with the checklist above in hand, not after the offer.
- Write an AS IS offer with inspection and financing periods that protect you.
- Use the inspection period for the roof, the permits, the flood quote and the association documents.
- Close, then file for homestead by March 1 if it is your primary residence.
Questions about buying in Coconut Grove
Is now a good time to buy in Coconut Grove?
The honest answer depends on the product, not the calendar. MIAMI REALTORS reported 4.8 months of single-family supply against 12 months of condo supply for Miami-Dade in July 2026 — a seller's market and a buyer's market in the same county. Read the market page for the county numbers, then price the specific property with its taxes, insurance and dues.
What should I offer on a Coconut Grove property?
A number supported by the last three to six closings of similar properties in the same subdivision or building, adjusted for lot, condition, roof and windows — not by an online estimate. We build that comparison before you write, and structure the inspection and financing periods so you keep your options.
Do I need flood insurance in Coconut Grove?
The Grove faces Biscayne Bay, so the bayfront along South Bayshore Drive, Dinner Key and Grove Isle carries coastal AE and VE designations, while streets on the higher ground toward US-1 are more often Zone X. Miami-Dade's FEMA maps took effect September 11, 2009, with preliminary 2021 maps still unofficial. Flood insurance is required for a federally backed mortgage in any Special Flood Hazard Ar
What are the association rules in Coconut Grove?
Neighborhood associations are active and registered with the city, among them the Village of Center Grove Homeowners Association, North Grove Homeowners Association and South Grove Neighborhood Association, but most detached houses carry no mandatory dues. Condo associations run Grove Isle, the South Bayshore Drive towers and Two Park Grove.
How long does it take to close in Coconut Grove?
A financed purchase in Florida commonly runs about 30 to 45 days from contract, set by the loan approval period in the contract; cash closings can be faster. The inspection period, the appraisal and the association's estoppel turnaround are what move the date in practice.
See what is available in Coconut Grove
Tell us the bedrooms, the budget and the timeline. We send the full Coconut Grove list — every active property that fits, with the flood zone and association notes attached — the same day you ask.