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The La Gorce market
Market report · Neighbourhood · Jul 2026
The La Gorce market, in numbers
Part of Miami Beach — see the Miami Beach report
Homes in La Gorce typically sell in about 240 days, close around 10.9% under ask, prices are down 10.8% on a year ago. With 49.9 months of inventory, it’s a buyer’s market.
Some comparisons are hidden until at least 3 transactions close in a month. Medians below are drawn from very small samples — treat them as indicative.
Median sale price
$2.48M
↓ −45.0% MoM↓ −10.8% YoY
3 sales closed in Jul 2026
Median rent
$10k/mo
↑ +5.3% MoM↓ −23.1% YoY
2 leases closed in Jul 2026
Low sampleTime to sell
240 days
typical days on market
Days from listing to going under contract.
Negotiation room
10.9% under ask
typical closing vs asking price
How far below the asking price homes typically close.
Months of inventory
49.9 mo
buyer’s market
Active listings divided by the monthly sales pace. Under 4 months favors sellers; over 6 favors buyers.
+67% vs Miami Beach overallmedian sale price
Sells 121 days slower than Miami Beachdays on market
HOA fees 1.08× the Miami Beach averageper sqft, monthly
Your questions, answered
Straight answers from La Gorce’s closed transactions.
What does a home here cost?
The median sale closed at $2.48M in Jul 2026, down 10.8% on a year ago. Typical sales ranged $2.45M–$3.58M.
What income do you need to buy here?
At a 6.5% 30-year mortgage with 20% down, the median home runs about $21k/mo including taxes and HOA — comfortable at a household income around $826k a year, using the 30% rule. Renting instead costs $10k/mo.
Is now a good time to buy?
49.9 months of inventory points to a buyer’s market, and sellers are accepting about 10.9% under ask. Prices have eased over the past year, which favors patient buyers.
How fast do homes sell?
About 240 days from listing to contract in Jul 2026. The pace picks up toward April and slows around September.
How much room is there to negotiate?
Closings typically land 10.9% under asking price, and 58% of active listings have already reduced their price (median cut 10.1%).
When is the best time to list?
Closings peak in April and bottom out around September. Listing four to six weeks ahead of the peak historically gets the most eyes.
Is it a good rental investment?
Yield needs at least 3 closed sales and 3 closed leases in a month — this area doesn’t clear that bar yet.
Buying vs renting
Price-to-rent ratio is 20.6 — buying typically starts to beat renting after roughly 8–10 years here.
To buy — median sale price
Sale price, $
$2.48M↓ −45.0% MoM↓ −10.8% YoY
Jul 2026 — median $2.48M · 3 sales · 240 days on market
$0
$10.0M
$20.0M
$30.0M
$40.0M
Aug ’25
Oct ’25
Dec ’25
Feb ’26
Apr ’26
Jun ’26
To rent — median monthly rent
Monthly rent, $
$10k/mo↑ +5.3% MoM↓ −23.1% YoY
Jul 2026 — median $10k/mo · 2 leases · 45.5 days on market · low sample
$0
$50k
$100k
$150k
Aug ’25
Oct ’25
Dec ’25
Feb ’26
Apr ’26
Jun ’26
MedianTypical range (5th–95th percentile)3+ closingsUnder 3 (low sample)No closings (activity only)Tap or hover any month for its numbers.
What each size costs
Medians over the last 12 months.
Beds
To buy
To rent
Volume
2 beds
$1.77M
$8,250/mo
6 closed
3 beds
$2.48M
$10k/mo
18 closed
What sells here
Sales mix and median price by property type, last 12 months.
Condo
$2.19M
14% of sales · 7 closed
House
$7.75M
80% of sales · 40 closed
Townhouse
$3.59M
6% of sales · 3 closed
Market depth
Supply and demand
Listings per month
Jul 2026 — 3 closed · 4 new · 216 active
0
100
200
300
Aug ’24
Nov ’24
Feb ’25
May ’25
Aug ’25
Nov ’25
Feb ’26
May ’26
ClosedActive (on market)New listings
Seasonality
Avg closings
Listings move fastest in April
0
1
2
3
J
F
M
A
M
J
J
A
S
O
N
D
Average closings by calendar month, drawn from at least two years of history.
Price-cut pressure
% of active listings
Jul 2026 — 58% of active listings cut · median cut 10.1%
0%
25%
50%
75%
Aug ’24
Nov ’24
Feb ’25
May ’25
Aug ’25
Nov ’25
Feb ’26
May ’26
3-month averageSingle month
HOA fees per sqft
$ per sqft, monthly
$1.36 per sqft · Jul 2026
$0.50
$1.00
$1.50
$2.00
Aug ’24
Nov ’24
Feb ’25
May ’25
Aug ’25
Nov ’25
Feb ’26
May ’26
Median monthly HOA fee per square foot among closed sales.
How neighbourhoods compare across Miami Beach
Median sale price, last 12 months. Tap a row to open its report.
Based on 148 closed transactions over the period shown · Updated Aug 9, 2026 · Medians drawn from fewer than 3 closings are flagged as low sample.