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The La Gorce market
Market report · Neighbourhood · Sep 2026
The La Gorce market, in numbers
Part of Miami Beach — see the Miami Beach report
Homes in La Gorce typically sell in about 198 days, close around 8.0% under ask, prices are up 14.6% on a year ago. With 65.1 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
$2.63M
↓ −41.0% MoM↑ +14.6% YoY
5 sales closed in Sep 2026
Median rent
$19k/mo
↓ −60.1% MoM↑ +98.7% YoY
2 leases closed in Sep 2026
Low sampleTime to sell
198 days
typical days on market
Days from listing to going under contract.
Negotiation room
8.0% under ask
typical closing vs asking price
How far below the asking price homes typically close.
Months of inventory
65.1 mo
buyer’s market
Active listings divided by the monthly sales pace. Under 4 months favors sellers; over 6 favors buyers.
+78% vs Miami Beach overallmedian sale price
Sells 76 days slower than Miami Beachdays on market
HOA fees 1.33× 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 $2.63M in Sep 2026, up 14.6% on a year ago. Typical sales ranged $2.05M–$8.2M.
What income do you need to buy here?
At a 6.5% 30-year mortgage with 20% down, the median home runs about $22k/mo including taxes and HOA — comfortable at a household income around $889k a year, using the 30% rule. Renting instead costs $19k/mo.
Is now a good time to buy?
65.1 months of inventory points to a buyer’s market, and sellers are accepting about 8.0% under ask. Prices are still climbing, so waiting has a cost.
How fast do homes sell?
About 198 days from listing to contract in Sep 2026. The pace picks up toward April and slows around February.
How much room is there to negotiate?
Closings typically land 8.0% under asking price, and 55% of active listings have already reduced their price (median cut 10.3%).
When is the best time to list?
Closings peak in April and bottom out around February. 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 11.3 — buying typically starts to beat renting after roughly 3–4 years here.
To buy — median sale price
Sale price, $
$2.63M↓ −41.0% MoM↑ +14.6% YoY
Sep 2026 — median $2.63M · 5 sales · 198 days on market
$0
$10.0M
$20.0M
$30.0M
$40.0M
Oct ’25
Dec ’25
Feb ’26
Apr ’26
Jun ’26
Aug ’26
To rent — median monthly rent
Monthly rent, $
$19k/mo↓ −60.1% MoM↑ +98.7% YoY
Sep 2026 — median $19k/mo · 2 leases · 148.5 days on market · low sample
$0
$50k
$100k
$150k
Oct ’25
Dec ’25
Feb ’26
Apr ’26
Jun ’26
Aug ’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
$1.51M
$8,625/mo
4 closed Low sample
3 beds
$2.32M
$10k/mo
21 closed
What sells here
Sales mix and median price by property type, last 12 months.
Condo
$2.25M
14% of sales · 8 closed
House
$6.36M
80% of sales · 45 closed
Townhouse
$3.59M
5% of sales · 3 closed
Market depth
Supply and demand
Listings per month
Sep 2026 — 5 closed · 9 new · 217 active
0
100
200
300
Oct ’24
Jan ’25
Apr ’25
Jul ’25
Oct ’25
Jan ’26
Apr ’26
Jul ’26
ClosedActive (on market)New listings
Seasonality
Avg closings
Listings move fastest in April
0
1
2
3
4
J
F
M
A
M
J
J
A
S
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N
D
Average closings by calendar month, drawn from at least two years of history.
Price-cut pressure
% of active listings
Sep 2026 — 55% of active listings cut · median cut 10.3%
0%
25%
50%
75%
Oct ’24
Jan ’25
Apr ’25
Jul ’25
Oct ’25
Jan ’26
Apr ’26
Jul ’26
3-month averageSingle month
HOA fees per sqft
$ per sqft, monthly
$1.75 per sqft · Sep 2026
$0.50
$1.00
$1.50
$2.00
Oct ’24
Jan ’25
Apr ’25
Jul ’25
Oct ’25
Jan ’26
Apr ’26
Jul ’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 152 closed transactions over the period shown · Updated Oct 3, 2026 · Medians drawn from fewer than 3 closings are flagged as low sample.