In the Coral Gables real estate market, buyers expect architectural integrity, condition consistency, and pricing that reflects recent luxury comps — not aspirational numbers. When a home doesn’t sell here, it’s rarely because demand is weak. It’s because expectations and strategy didn’t align with how Coral Gables buyers actually shop.

When a Coral Gables home fails to sell, it’s usually not one mistake. It’s a combination of pricing assumptions, buyer expectations, and how the home was positioned against its true competition. Below, I’ll break down the most common reasons Coral Gables homes don’t sell — and what needs to change to fix it.

Is My Coral Gables Home Overpriced, or Is the Market Just Slower?

The Coral Gables market is not slow.

Over the last 180 days, the median time it took to sell a Coral Gables home was approximately 46 days — faster than both South Miami and Pinecrest during the same period. While the average days on market was higher, averages are skewed by outliers. The median tells us when most homes actually sold.

When a home sits far beyond that 46-day median, price is almost always part of the issue.

Examples of Overpricing in Action

• 110 Antilla Ave — Sold for $900,000 after 490 days

• 10920 Lakeside Dr — Sold for $10.98M after 354 days

• 407 Navarre Ave — Sold for $1.29M after 340 days

These homes eventually sold — but only after the market rejected their initial pricing.

Why Days on Market Can Be Misleading

MLS statistics reset when a listing is canceled and reintroduced.

For example:

• 41 Arvida Parkway sold for $50M in what appears to be just 62 days

However, a deeper look shows it had been marketed since February 2024, originally priced at $57M. During the course of the sale, the listing first expired, changed agents, was canceled and reintroduced at a lower price, and only then attracted a buyer.

Overpricing is dangerous at every price point, including ultra-high-net-worth homes.

How Do You Know If You’re Overpriced?

It comes down to traffic and feedback.

If your agent can clearly document:

• Where your home was promoted

• How many qualified buyers saw it

• What feedback was received

…and there is still little to no interest, the market is giving you an answer.

Remember: the median Coral Gables home sells in 46 days. Buyers are active — when a home is priced and positioned correctly, the City Beautiful attracts informed, decisive buyers quickly. Moving into 2026, this number will only get stronger. To understand more about why that is, read this article!

Why Did Other Homes Sell and Mine Didn’t?

Without reviewing your specific listing, it’s impossible to diagnose a single cause. That’s why I wrote an e-book outlining 12 reasons homes fail to sell, with pricing being only one of them. Read more about reasons your home failed to sell the first time here!

That said, in Coral Gables, pricing strategy must account for three critical factors:

• Renovations

• New construction competition

• Historic designation

Renovations Matter More Here Than Most Markets

Coral Gables buyers are sophisticated, and realistic about older homes.

Outdated plumbing and electrical systems (such as cast iron pipes or cloth wiring) significantly impact:

• Insurance availability

• Renovation costs

• Buyer risk tolerance

If these systems haven’t been updated, buyers will factor the expense and inconvenience into their offers. Expect a meaningful discount.

If upgrades have been completed, buyers will still evaluate:

• How recent they are

• How they compare to other homes in your price range

• Whether the price per square foot reflects that reality

New Construction Raises the Bar, Not the Floor

New construction does increase neighborhood values, but it also raises buyer expectations.

Because new homes sell at a premium:

• Older homes cannot automatically match their price per square foot

• Tear-down sales also don’t establish premium pricing for livable homes

• Better condition does not always equal new-construction value

Your home may be worth more — just not that much more.

Historic Homes: Premium Potential With Added Complexity

Historically designated homes can command stronger pricing, especially those tied to architects such as:

• H. George Fink

• Phineas Paist

• Alfred Klingbeil

• Robert Law Weed

However, historic designation also introduces stricter renovation rules and longer approval timelines. These limitations must be reflected in pricing and strategy to avoid prolonged market time.

Does Your Home Need Renovations, or a Better Strategy?

This is the conversation I have before discussing marketing.

Together, sellers and I:

• Identify which improvements actually increase value

• Compare renovation costs against realistic returns

• Treat preparation as a strategic investment, not an expense

When preparation and promotion align, sellers maximize price — without wasting time or over-improving.

Learn more about the preparation strategies, as well as get access to my 12 reasons your home expired e-book here.

New Agent or a New Plan?

A new agent only matters if they comes with a new strategy.

The strongest buyer attention happens in the first few weeks. If early exposure didn’t convert into showings or offers, the issue isn’t visibility — it’s positioning.

Your agent should be able to show:

• Exposure data across platforms

• Engagement metrics in the tens of thousands, not hundreds

• Clear documentation of marketing spend and reach

Homes don’t get ignored, strategies do.

Your Coral Gables Home Can Still Sell

In the last 180 days of writing this article:

• 53 Coral Gables listings expired

• 14 were withdrawn

• 7 were temporarily removed

• 87 contracts were canceled

That’s 161 homeowners who wanted to sell — and didn’t.

You’re not alone. And this is fixable.

With the right pricing, preparation, and strategy, your home can still sell — and sell well. If you’re ready for an honest, data-driven conversation, schedule a consultation and let’s reset the plan.

FAQs

Why do Coral Gables homes expire on the MLS?

Most Coral Gables listings expire due to overpricing, misalignment with buyer expectations, or inadequate positioning against comparable homes — not lack of demand.

Is my Coral Gables home overpriced if it hasn’t sold?

If your home has been properly marketed, received sufficient exposure, and generated little interest beyond the 46-day median, pricing is likely a contributing factor.

Do historic homes sell slower in Coral Gables?

Historic homes can sell well, but restrictive renovation guidelines and buyer concerns about approval timelines often lengthen the selling process if not priced correctly.

Should I renovate before selling in Coral Gables?

Strategic renovations can increase value, but not all upgrades provide a return. Plumbing, electrical, and condition consistency matter most to Coral Gables buyers.

Can an expired Coral Gables listing still sell?

Yes. Many expired listings sell successfully once pricing, preparation, and positioning are corrected and relaunched strategically.