La Gorce Island
Homes for Sale in Miami Beach, FL
All 1,609 homes for sale in Miami Beach, FL · median $540,000 · 396 homes for sale in 33141 · Miami-Dade County homes for sale
True comps, carrying-cost math, and listings before the portals.
Over the 12 months ending 2026-09-20, 3 recorded sales closed at a median of $10,500,000, $1,856 per square foot, a median 60 days on market, sellers accepting 93% of original asking (-1% versus the prior year). At the median price and Miami-Dade County's FY2025-26 rate of 17.59 mills, annual property tax runs about $184,730 ($184,010 with the full homestead exemption).
La Gorce Island prices off land, water frontage, and construction quality more than anything else. At a median of $10,500,000 and roughly $1,856 per square foot, the numbers here move on a handful of closings, not a broad curve, so any single sale can swing the median hard in either direction.
A median of 60 days on market and year-over-year movement of just 1.2% point to a market that is holding steady rather than accelerating. With only three closings in the current window, sellers should price on the strength of the specific property and its comparables, not on a trend line, and buyers have room to negotiate on condition and timeline rather than racing a hot market.
La Gorce Island right now
🟡 Off the recent peak. The trailing-12-month median ($10.50M) is down 1.2% from the prior 12 months ($10.63M). With about 3 sales a year, a single closing can swing this number, so read the level and the decade, not one year's move.Momentum Research, record-level MIAMI MLS closed sales, 12-month windows ending September 20. Confidence: Low (3 and 5 sales in the two windows).
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· Updated September 29, 2026 · Live data: MIAMI MLS, refreshed twice daily · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
Nearby homes for sale
No active listings inside LA GORCE ISLAND right now. These are the 6 closest homes on the market, by straight-line distance from the community's center; some may sit just outside its boundary.
Listing data from the MLS feeds named on each listing page; deemed reliable but not guaranteed. Refreshed nightly.
The 60-Second Overview
La Gorce Island market snapshot (as of September 20, 2026): the median sale price is about $10.50M ($1856 per sq ft over the trailing 12 months of closed sales), and a median 60 days on market for closed sales. The trailing-12-month median is down 1% from the prior 12 months, computed from record-level MIAMI MLS closed sales (3 closings in the current window).
In ZIP 33141 (Miami Beach), 462 homes closed in the last 12 months at a median of $690K ($501/sq ft), up 20.2% year over year, with a median 93 days on market. Right now 367 active and 50 pending listings — a buyer's market. See the live ZIP 33141 housing market and the Miami-Dade County market.
MIAMI REALTORS sales records identify 65 homes in LA GORCE ISLAND that have changed hands since 2006, built between 1936 and 2024 (median 1955), with a median living area of about 5,364 sq ft and a typical 5-bedroom, 5.5-bath layout; 100% are single-family homes. Source: MIAMI REALTORS closed-sale history compiled by Momentum Research; counts reflect homes with a recorded MLS sale, not every home in the community.
La Gorce Island is a low-volume, high-value waterfront enclave in Miami-Dade where each closing carries outsized weight in the numbers, and pricing is set property by property rather than by neighborhood-wide momentum.
Who La Gorce Island is best for.
Best for
- Buyers targeting waterfront property at the multimillion-dollar level who plan to evaluate each home on its own merits rather than a neighborhood average
- Sellers with a distinctive, well-built property who want a pricing strategy based on direct comparables instead of a thin median
- Buyers comfortable with a 60-day-plus timeline to find the right property rather than one competing in a fast-moving market
Probably not for
- Buyers who want a large, stable comparable set before making a pricing decision
- Anyone expecting neighborhood amenities as part of the purchase, since none are identified from current MLS listings
- Sellers hoping to price purely off the reported median without an independent valuation of their specific property
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending September 20 of each year, from record-level MIAMI MLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($10.50M) IS the median in the snapshot above, and the move from 2025 ($10.63M) IS the -1.2% one-year change.
Windows contain 0 to 8 sales each (3 in the current window); every figure carries its sample size, and thin markets swing on single closings. Based on information from the Southeast Florida Multiple Listing Service (SEFMLS) or from MIAMI Association of REALTORS(R) for the period 2013 through 2026. Deemed reliable but not guaranteed.
13% of homes for sale in ZIP 33141 are already under contract (under contract ÷ under contract + active listings) — a read on how much of the available inventory buyers have already claimed. Source: MLS data (2026-09-20).
The La Gorce Island buying strategy.
If we were buying in La Gorce Island today, this is the order of operations we would run for our clients.
Underwrite the condition first. Price the roof, HVAC, and systems honestly before judging any list price; condition swings value here more than square footage alone.
Match the home to real comps. Recent sales of similar condition and lot, not the asking price, tell you what a home is worth.
Move deliberately, not desperately. Neither side has a decisive edge, so a well-prepared, fairly-priced offer wins without overpaying.
Line up financing and inspection early. A pre-approval and an inspection plan let you act fast and negotiate from evidence.
Keep an agent in your corner. The listing agent works for the seller; we represent you and prepare a hand-built valuation before any offer in La Gorce Island.
A market of individual sales, not averages
With a closings window of just three transactions, La Gorce Island does not behave like a typical tracked market. The median price and per-square-foot figure are real, but they represent very few data points, meaning a single custom build or a single estate-lot sale can shift the reported median well beyond what the broader waterfront market is actually doing.
The 60-day median days on market suggests these homes are not moving instantly, and the flat year-over-year change (1.2%) points to price stability rather than a run-up. For sellers, that argues for a listing strategy built around the specific home's construction, lot, and water access rather than a round number pulled from the neighborhood median. For buyers, it means there is time to evaluate a property on its own merits before committing at this price point.
The location and the amenities are priced into every listing in La Gorce Island. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a market this thin, the median and per-square-foot figures only tell part of the story — the rest is in the handful of comparable closings and what actually justifies price on a given lot or build. We track those individual sales closely so pricing conversations on La Gorce Island are grounded in the real comparables, not a broad average that barely applies.
La Gorce Island in 15 seconds.
HOA, CDD & Fees
- HOA status not on record. Verify any dues before you offer
- Any club/amenity membership is billed separately
Confirm the current HOA dues, exactly what they cover, and any CDD bond or special assessment for a specific address before you offer.
Tools for a La Gorce Island buy.
Free calculators to pressure-test the real cost before you tour.
Selling here is won on condition and pricing to real comps, not an automated estimate. The right number comes from closed La Gorce Island sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in La Gorce Island, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your La Gorce Island home worth?
Get a no-obligation home value based on real comparable sales in La Gorce Island, not an automated guess. Tell us about your home and we will personally prepare your numbers and a pricing strategy. No obligation, no spam.
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Frequently Asked Questions
What is the median home price in La Gorce Island?
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Where is La Gorce Island, and what county is it in?
Should you buy in La Gorce Island?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Community market stats | MIAMI MLS closed sales, 12-month windows ending September 20, 2026 |
| Under-contract shares | MIAMI MLS records, as of 2026-09-20 |
| Historical depth | Closed-sale records back to 2013 (40 transactions analyzed) |
Verify the primary sources yourself: Florida DOR · U.S. Census · FEMA flood maps · Citizens Property Insurance.
Momentum Research figures are our own analysis of MIAMI MLS records; MLS data is deemed reliable but not guaranteed. Methodology: how Momentum market scores are computed. Market metrics describe homes for sale and recent sales, not residents.
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The numbers on this page move markets in the aggregate. The number that matters to you is what a buyer pays for your address. Momentum sells for 1.25% above the MIAMI MLS member average and 8 days faster, and we’ll price yours against live local comps.
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See how LA GORCE ISLAND fits the bigger picture — live prices, inventory, and Momentum Scores:
More on La Gorce Island
- Home values · What homes in La Gorce Island actually sell for
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