Coral Gables today
What this means
Home values here climbed 9.8% in a year.
Builders are pulling back: 41 homes permitted so far in 2026, down 18%.
Rents are area estimates; check comps for the exact house. Sources and method: how these figures are built.
Quick facts
| Coral Gables | vs Miami-Dade County | vs Florida | |
|---|---|---|---|
| Population | 49,578 (2025 estimate) | ||
| Growth since 2020 | 0.7% | -3.0 pts | -8.2 pts |
| Median home value | $1,089,900 | 135% higher | 204% higher |
| Median gross rent | $2,373 | 30% higher | 42% higher |
| Median household income | $134,216 | 87% higher | 80% higher |
| Owner occupied homes | 64.5% | +12.3 pts | -3.1 pts |
| Residents 65 and older | 18.9% | +2.0 pts | -2.4 pts |
| Average commute (minutes) | 24 | 23% lower | 15% lower |
| Homes built 2010 or later | 13.9% | +2.5 pts | -0.3 pts |
| Median property tax paid | $9,124 | 144% higher | 234% higher |
Census survey figures are 2020 to 2024 averages; methods.
Living in Coral Gables
Planned Mediterranean style city about 7 miles southwest of downtown Miami, developed by George Merrick and incorporated in 1925, known for strict zoning.
Coral Gables is a city with its own government, located in Miami-Dade County.
Known for: University of Miami; Biltmore Hotel; Venetian Pool; Miracle Mile
How it has grown: A free trolley has run on Ponce de Leon Boulevard since 2003.
Against the Miami-Dade County averages, homes are pricier than the county median ($1,089,900 vs $463,000); household incomes are higher ($134,216 vs $71,753); the Census median rent is $2,373, above the county's $1,829 and households are smaller (2.28 vs 2.76 people).
Cities with similar prices and rents: Key West ($852,400, $2,220), Marco Island ($896,300, $1,990), Madeira Beach ($722,800, $2,326).
Growth and housing
The Census estimates 49,578 residents in 2025, up from 49,235 in 2020: 0.7% growth.
| 2025 building permits | Coral Gables |
|---|---|
| Single family | 60 |
| 5 or more units | 0 |
| Total units | 62 |
| Per 1,000 residents | 1.3 |
Median year built: 1969. This is a multifamily heavy market (43% in buildings of 5+ units). Average household size is 2.28.
More newcomers from out of state than the county average (5.5% vs 1.3%).
Risks to price in
| Risk item | Detail |
|---|---|
| County average homeowners insurance with wind | $5,975 a year |
| Hurricanes tied to Miami-Dade County since 2000 | Katrina (2005) |
| Coastal county | check flood zone and elevation per address |
With 61.1% of the stock built before 1980, budget for roof, electrical and plumbing updates. Inspections
Condo towers and big complexes (33.1% of homes) mean assessments and building approval matter. Condo financing
Flood, storms and jobs
Coral Gables has its own flood program rating: CRS class 5, which takes 25% off federal flood premiums in high risk zones. Since 2000, flood insurance has paid $14,690,422 on 535 claims inside Coral Gables. Countywide, 40.5% of homes sit in a FEMA high risk zone; the Miami-Dade County guide has the full flood, storm and jobs picture.
Buying a home in Coral Gables
| 2026 loan limits (county) | Amount |
|---|---|
| FHA, one unit | $667,000 |
| Conforming, one unit | $832,750 |
| Median home value here | $1,089,900 |
Price to income: 8.1x, compared with 6.5x for the county.
- Conventional: the default for buyers with solid credit and 5% or more down.
- Jumbo: many homes here run near or past the $832,750 conforming limit.
Investing in Coral Gables
Long term rentals
| Coral Gables | vs Miami-Dade County | |
|---|---|---|
| Renter occupied homes | 35.5% | -12.3 pts |
| Rental vacancy | 11.4% | +5.9 pts |
| Rent as share of renter income | 33.1% | -5.1 pts |
Short term rentals
4.1% of homes are held for seasonal or vacation use (Miami-Dade County 4.6%).
| Short term rental taxes | Rate |
|---|---|
| County tourist development tax | 6% |
| State sales tax | 6% plus any county surtax |
Nightly rentals depend on local zoning and the HOA; check both. State rules
Property types
| Housing stock | Share |
|---|---|
| Single family detached | 49.7% |
| Buildings with 5+ units | 43% |
| Manufactured homes | 0.2% |
Nearby
Other Florida markets
Sources
- U.S. Census Bureau, American Community Survey 2020 to 2024 5 year estimates. 2020 to 2024.
- U.S. Census Bureau, Population Estimates, Vintage 2025. July 1, 2025.
- U.S. Census Bureau, Building Permits Survey, 2025 annual. 2025.
- FFIEC HMDA Data Browser, originated loans. 2025 and 2024.
- LendingTree: 2026 FHA loan limits in Florida by county (HUD figures). 2026.
- Florida Realtors: FHFA sets 2026 conforming loan limits. 2026.
- Florida Office of Economic and Demographic Research: 2026 local option tourist tax rates. 2026.
- Florida Office of Insurance Regulation, July 2026 Insurance Stability Unit report (average homeowners premium with wind, as of March 31, 2026). March 31, 2026.
- Freddie Mac Primary Mortgage Market Survey. week of October 22, 2026.
- Wikipedia: List of counties in Florida. checked October 2026.
- U.S. Census Bureau county adjacency file. 2024.
- Wikipedia county article and statewide lists (colleges, teams, airports); Florida Defense Support Task Force installation map. checked October 2026.
- Wikipedia article for this place (history, setting, roads). checked October 2026.
- Zillow Home Value Index (ZHVI), all homes, middle tier, smoothed and seasonally adjusted. September 2026.
- Federal Housing Finance Agency House Price Index (county annual, metro and state quarterly, all transactions). through Q2 2026.
- U.S. Census Bureau, Building Permits Survey, January to September 2026 and 2025. September 2026.
- FEMA OpenFEMA, NFIP Residential Penetration Rates. as of August 2026.
- FEMA OpenFEMA, FIMA NFIP Redacted Claims (2000 to 2026). as of September 2026.
- FEMA OpenFEMA, NFIP Community Status Book (Community Rating System class). August 2026.
- FEMA OpenFEMA, Disaster Declarations Summaries (2000 to 2026). October 2026.
- U.S. Census Bureau, County Business Patterns 2023. 2023.
- U.S. Census Bureau, ACS 2020 to 2024, median gross rent by bedrooms (B25031). 2020 to 2024.
- Hurricane landfalls: Wikipedia, List of Florida hurricanes (2000 to present). checked October 2026.
Estimates from public data; they change over time. General information, not investment, tax or legal advice, and not a loan offer. Methods and assumptions.