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The La Gorce market
Market report · Neighbourhood · Oct 2026
The La Gorce market, in numbers
Part of Miami Beach — see the Miami Beach report
Homes in La Gorce typically sell in about 374 days, prices are down 23.2% on a year ago. With 93.4 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
$3.0M
↑ +14.1% MoM↓ −23.2% YoY
1 sales closed in Oct 2026
Low sampleMedian rent
$30k/mo
↑ +54.8% MoM↑ +3.4% YoY
2 leases closed in Oct 2026
Low sampleTime to sell
374 days
typical days on market
Low sampleDays from listing to going under contract.
Months of inventory
93.4 mo
buyer’s market
Low sampleActive listings divided by the monthly sales pace. Under 4 months favors sellers; over 6 favors buyers.
Sells 231 days slower than Miami Beachdays on market
Your questions, answered
Straight answers from La Gorce’s closed transactions.
What does a home here cost?
The median sale closed at $3.0M in Oct 2026, down 23.2% on a year ago. Typical sales ranged $3.0M–$3.0M.
What income do you need to buy here?
At a 6.5% 30-year mortgage with 20% down, the median home runs about $20k/mo including taxes — comfortable at a household income around $795k a year, using the 30% rule. Renting instead costs $30k/mo.
Is now a good time to buy?
93.4 months of inventory points to a buyer’s market. Prices have eased over the past year, which favors patient buyers.
How fast do homes sell?
About 374 days from listing to contract in Oct 2026. The pace picks up toward April and slows around February.
How much room is there to negotiate?
Not enough closed sales this month to measure — the price-cut chart below is the best proxy.
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 8.3 — buying typically starts to beat renting after roughly 3–4 years here.
To buy — median sale price
Sale price, $
$3.0M↑ +14.1% MoM↓ −23.2% YoY
Oct 2026 — median $3.0M · 1 sales · 374 days on market · low sample
$0
$10.0M
$20.0M
$30.0M
$40.0M
Nov ’25
Jan ’26
Mar ’26
May ’26
Jul ’26
Sep ’26
To rent — median monthly rent
Monthly rent, $
$30k/mo↑ +54.8% MoM↑ +3.4% YoY
Oct 2026 — median $30k/mo · 2 leases · 119.5 days on market · low sample
$0
$20k
$40k
$60k
$80k
$100k
Nov ’25
Jan ’26
Mar ’26
May ’26
Jul ’26
Sep ’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
$9,550/mo
21 closed
What sells here
Sales mix and median price by property type, last 12 months.
Condo
$2.25M
15% of sales · 8 closed
House
$6.29M
80% of sales · 43 closed
Townhouse
$3.59M
6% of sales · 3 closed
Market depth
Supply and demand
Listings per month
Oct 2026 — 1 closed · 9 new · 218 active
0
100
200
300
Nov ’24
Feb ’25
May ’25
Aug ’25
Nov ’25
Feb ’26
May ’26
Aug ’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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D
Average closings by calendar month, drawn from at least two years of history.
Price-cut pressure
% of active listings
Oct 2026 — 54% of active listings cut · median cut 10.3%
0%
25%
50%
75%
Nov ’24
Feb ’25
May ’25
Aug ’25
Nov ’25
Feb ’26
May ’26
Aug ’26
3-month averageSingle month
HOA fees per sqft
$ per sqft, monthly
$1.75 per sqft · Sep 2026
$0.75
$1.00
$1.25
$1.50
$1.75
$2.00
Nov ’24
Feb ’25
May ’25
Aug ’25
Nov ’25
Feb ’26
May ’26
Aug ’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 151 closed transactions over the period shown · Updated Nov 1, 2026 · Medians drawn from fewer than 3 closings are flagged as low sample.