Coconut Grove Active Listings -278  (similar to last month) 34 are NEW listings
    87  are "luxury listings" (ie over $1,500,000) - (similar to last month)
    31 are short sales (similar to last month)
    9  are foreclosures (fewer than last month)
    Median List Price - $812,500 (down from $899,000 last month)
 
Coconut Grove Pending Sales - 28 (up from 17 last month)
    3 are "luxury listings" (same as last month)
    7 are short sales (double to last month)
    8 are foreclosures (up from last month)

Coconut Grove Closed Sales - 5 (half as many as last month)
    1 was "luxury listings" (down from 4 last month)
    0 were short sales (down from 1 last month)
    2 were foreclsoures (same as last month)
    Average List Price - $2,309,000 (down from $1,850,000 last month)
    Average Sold Price - $1,720,000 (up from $1,311,000 last month)
    List price to Sold Price Ratio - 87% (same as last month)
    Higest Closed Listing - $6,000,000 (up from $3,700,000 last month)
    Lowest Closed Listing - $465,000; a foreclosure

What does this mean to you?  

If you have a listing in the luxury market, there is stiff competition with over 1/3 of all listings in Coconut Grove in the top 10% of Miami-Dades' pricing ("luxury listings"),   Listings in the upper price point are selling at a much slower rate than the lower price points and there are 6 years of inventory on the market (a sellers market is closer to 6 months).   In order to be a viable listing, the price must be correct and the marketing top notch.  Without both, listings are having a slow time moving.

If you are on the hunt for a "bargain", they are out there, but they go quickly.  Most foreclosures sell quickly and close to, or above list price.  In order to have the best chance of snatching one of these deals up, work with an experienced Coconut Grove Broker who is comfortable with foreclosures (like me, hint hint ;-).  They will advise you as soon as a new property comes on the market or drops in price to be within your price range.  They will also knows the special ins and outs of purchasing foreclosures.

Check back next month for the Coconut Grove May month in review!

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