The story of this market
The typical home in ZIP 33156 sells for about $1,650,000, or $475 per square foot.
Prices are roughly flat from a year ago (-0.1%), a market in balance. Homes take about 61 days to sell, which is slow. HUD's fair market rent for a two-bedroom is $1,951 a month.
ZIP 33156 — Coral Gables
The 33156 housing market is currently experiencing a cooling phase, with median sale prices showing slight year-over-year declines and days on market increasing. High interest rates and stretched affordability relative to local incomes are driving buyer hesitation, leading to increased negotiation room. While the area remains highly desirable, the market is shifting toward a more balanced state after years of rapid appreciation.
This ZIP is ideal for affluent families seeking top-rated schools and professionals commuting to Miami's urban core, offering a suburban lifestyle with high-end amenities.
Median prices moved down 0.1% year over year.
Homes spend a median of 61 days on market with 5.1 months of supply — a balanced-paced market.
18% of listings have cut prices · homes sell at 92% of asking — demand is holding steady.
no recorded foreclosure-ledger notices (0.0 per 10,000 residents) · unemployment 2.8% · poverty 6.3% — a stable, low-distress profile.
Researched annual trajectory for this ZIP, from published historical series
Solid: researched ten-year history · dotted: 1 / 3 / 5-year projection extended from the historical 7.9%/yr trend — a deterministic estimate, not a published forecast or guarantee.
Median annual property tax paid on this ZIP's residential parcels
Solid: researched ten-year history · dotted: 1 / 3 / 5-year projection extended from the historical 6.9%/yr trend — a deterministic estimate, not a published forecast or guarantee.
versus the prior ACS vintage
net influx — more people moved in than out
ZCTA 33156, Miami-Dade County FL
Crime rates in the Pinecrest and South Miami area are generally lower than the broader Miami-Dade County average, with property crime being the primary concern.
The area is served by highly-rated public schools within the Miami-Dade County Public Schools district, including several top-tier magnet and preparatory programs.
The ZIP code is subject to hurricane and tropical storm wind risks, with significant portions of the area located in flood-prone zones requiring specialized insurance coverage.
Economic momentum is driven by proximity to the University of Miami and the Dadeland commercial corridor, which features significant retail and mixed-use development.
Composed from the ARED governance burden registry — tier-native tax structure (state + county + city + special districts), never averaged. State (Florida) — Statewide Uniform Property Tax Lien Priority & Tax Deed Sale Enforcement: Unpaid real ad valorem and non-ad valorem taxes become a first-priority sovereign lien on January 1 of the tax year, superior to all mortgages and private liens. If unpaid by April 1 following the tax year, tax certificates are sold via competitive bidding under § 197.432. State (Florida) — Community Development District (CDD) Special Assessment & Financing Lien Mandate: Binds the parcel to non-ad valorem assessments levied directly by the CDD board to fund infrastructure bonds (capital assessments) and operations/maintenance (O&M assessments). State (Florida) — Florida Constitutional Homestead Exemption & Save Our Homes (SOH) Assessment Cap: Reduces taxable value by up to $50,000: base $25,000 exemption applies to all taxing authorities (including school districts); second $25,000 exemption applies to assessed value between $50,000 and $75,000 for non-school millage. State (Florida) — Florida Ad Valorem Real Property Assessment & Tax Mechanics: Parcels are assessed annually at 100% just value (market value) as of January 1 by county property appraisers. Tax formula: Tax Bill = (Taxable Value / 1,000) * Total Levied Millage Rate. Assessed Value = Just Value - Assessment Limitations.
Residents primarily commute via US-1 or the Metrorail Dadeland stations, providing direct transit access to the Brickell and Downtown Miami employment cores.
The area features Pinecrest Gardens, numerous community parks, and proximity to the Fairchild Tropical Botanic Garden, alongside extensive shopping at Dadeland Mall.
The rental market is characterized by high demand for single-family homes and luxury apartments, with low vacancy rates and consistent upward pressure on rents.
The economy is anchored by the Dadeland commercial district, healthcare services, and proximity to the University of Miami's research and educational facilities.
The area is served by the Metrorail Orange Line and major arterial roads including US-1 and the Palmetto Expressway.
Development is focused on transit-oriented residential projects near the Dadeland North and South Metrorail stations.
The Miami-Dade County Property Appraiser manages assessments, with annual adjustments based on market sales and homestead exemptions.
Parcels are subject to Miami-Dade County Public Schools, South Florida Water Management District, and various municipal service taxing units.
Property insurance premiums are high due to hurricane exposure, with many properties requiring flood insurance through the NFIP or private carriers.
Data retrieved from Census Reporter and data.census.gov ZCTA profiles.
Public schools whose reported address is in this area (NCES). Not attendance boundaries — schools that serve residents may sit outside it. Check the district's address locator for assignment.
- Jungle Island4.111.3 mi
- Paradox Museum Miami4.811.3 mi
- Christmas Wonderland - Miami3.55.5 mi
- K1 Speed Miami4.413.5 mi
- Sky Zone Trampoline Park4.211.7 mi
- Bayside Marketplace4.510.4 mi
- Kaseya Center4.710.6 mi
- Wynwood Walls4.711.3 mi
- LoanDepot Park4.59.3 mi
- Bayfront Park4.710.3 mi
- Bayside Marketplace4.510.4 mi
- Wynwood Walls4.711.3 mi
- Zoo Miami4.57.5 mi
- Vizcaya Museum & Gardens4.77.7 mi
- Bayfront Park4.710.3 mi
- Wynwood Walls4.711.3 mi
- Vizcaya Museum & Gardens4.77.7 mi
- Phillip & Patricia Frost Museum of Science4.410.8 mi
- MUSEUM OF ICE CREAM4.610.5 mi
- Pérez Art Museum Miami4.510.9 mi
- Wynwood Walls4.711.3 mi
- Zoo Miami4.57.5 mi
- Bayfront Park4.710.3 mi
- Tropical Park4.75.2 mi
- Fairchild Tropical Botanic Garden4.81.6 mi
- Bayside Marketplace4.510.4 mi
- Black Point Park and Marina4.68.6 mi
- Miami Beach Marina4.712.1 mi
- Dinner Key Marina4.55.8 mi
- Venetian Marina & Yacht Club4.611.2 mi
- Topgolf Miami - Doral4.211.3 mi
- Riviera Country Club4.74.9 mi
- Miccosukee Golf & Country Club4.39.2 mi
- Deering Bay Yacht & Country Club4.71.4 mi
- Puttery4.811.4 mi
- Dolphin Mall4.610.6 mi
- Brickell City Centre4.79.6 mi
- Bayside Marketplace4.510.4 mi
- Dadeland Mall4.62.7 mi
- Miami International Mall4.510.1 mi
- Miami International Airport3.99.3 mi
- Miami-Opa Locka Executive Airport4.617.4 mi
- Miami Executive Airport4.58.8 mi
- Ocean Reef Club4.323.9 mi
- Hialeah Executive Motel3.511.6 mi
Theme parks, venues, golf, airports, museums, water and shopping across the area from Google Maps, ranked by popularity within the radius shown.
A historic botanical garden and community cultural center.
A major regional shopping destination serving the area.
A world-renowned botanical garden located nearby.
Key-figure check: median price diverges 63.7% from the nearest retained anchor (published ten-year series (2025)) — beyond the 12.5% tolerance; an automated validation case is open and the value publishes pending its verdict. Research outlier held out — this pass returned a median of $560,000 (66.1% off the retained reading), contradicting every independent anchor; the prior reading stands pending corroboration. Validation: the flagged $560,000 (-63.7% vs the published ten-year series (2025)) could not be independently corroborated and was reverted to the prior cycle value pending review; the case is under review in the Command Center.