COCO PLUM BEACH
Homes for Sale in Marathon, FL
True comps, carrying-cost math, and listings before the portals.
Market Heat
Coco Plum Beach sits on a finger of land in Marathon, Monroe County, where waterfront exposure is the primary price driver. The median closed price of $2,175,050 reflects what direct or near-direct water access commands in the Florida Keys — not a neighborhood premium that transfers to every lot. Buyers should expect meaningful spread around that median based on canal frontage, ocean exposure, lot depth, and the condition of structures that range from 1972 originals to 2024 new construction.
The market is telling a patient story right now. A median days on market of 108.5 and a market heat score of 26 out of 100 signal that sellers are not dictating terms — this is a buyer's market in practice, even if not in label. The modest year-over-year price movement of negative 1.1 percent confirms that softness without signaling distress. Only four closings in the measurement window underscores how thin transaction volume is; a single outlier sale can move the median materially in a pool this small.
COCO PLUM BEACH right now
🟡 Off the recent peak. The trailing-12-month median ($2.18M) is down 1.1% from the prior 12 months ($2.20M). With about 7 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 floridakeys closed sales, 12-month windows ending July 27. Confidence: Low (4 and 7 sales in the two windows).
What's unique here: the median sale price is about 2x the typical Monroe County sale ($2.18M vs $950K, trailing 12 months, floridakeys records).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
Updated July 27, 2026 · Live data: floridakeys, refreshed twice daily · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
The 60-Second Overview
COCO PLUM BEACH market snapshot (as of July 27, 2026): the median sale price is about $2.18M, and a median 109 days on market for closed sales. The trailing-12-month median is down 1% from the prior 12 months, computed from record-level floridakeys closed sales (4 closings in the current window).
COCO PLUM BEACH is a community of 142 homes in Marathon, Monroe County, built between 1972 and 2024 (median 2004.0), with a median living area of about 2,220 square feet. 23% of parcels are homesteaded, the owner-occupancy proxy in the Florida DOR assessment roll (2025 roll, public records).
Coco Plum Beach is a low-density Keys enclave of 142 homes in Marathon, where construction spans more than five decades and the median home was built around 2004 — meaning the stock trends toward relatively modern but includes a meaningful layer of older inventory that may carry renovation consideration. With just under a quarter of homes carrying a homestead exemption, this neighborhood reads predominantly as second-home and investment territory.
Who COCO PLUM BEACH is best for.
Best for
- A second-home buyer with the liquidity to carry a Keys property through extended vacancy and rising insurance costs without financial strain.
- An investor with a multi-year horizon who has already modeled Monroe County short-term rental regulations and flood insurance into their underwriting.
- A buyer targeting a specific water-access configuration — canal, bay, or ocean — who understands that the median price is a midpoint, not a ceiling or floor, and is prepared to negotiate on condition.
Probably not for
- A buyer who needs to close and resell within a short horizon — median days on market above 100 days signals that exit timing is not within the seller's control.
- Anyone whose budget requires financing a Keys property at the upper end of their qualification range without stress-testing against current Monroe County insurance premiums.
- A buyer expecting a turnkey primary residence with neighborhood-scale amenities — no community amenities have been identified from current MLS listings, and the owner-occupant presence here is limited.
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending July 27 of each year, from record-level floridakeys closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($2.18M) IS the median in the snapshot above, and the move from 2025 ($2.20M) IS the -1.1% one-year change.
Windows contain 0 to 16 sales each (4 in the current window); every figure carries its sample size, and thin markets swing on single closings. Listing data provided by Florida Keys MLS, Inc. Information is deemed reliable but is not guaranteed by the MLS to be accurate. Deemed reliable but not guaranteed.
The real cost & risk here
Before the list price, the Florida math the portals skip. These are Monroe County typicals — your exact home, flood zone, and insurance quote will vary, so verify each before you offer.
Check it for your address: look up your flood zone (FEMA) · insurance by county · true-cost calculator · Monroe County scorecard.
County typicals from Momentum’s Florida housing data (Zillow & Realtor.com aggregates, Census, FRED), updated monthly; insurance modeled. Flood zone is property-specific — always confirm via FEMA.
The COCO PLUM BEACH buying strategy.
If we were buying in COCO PLUM BEACH 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 COCO PLUM BEACH.
Stock, Tenure, and What the Numbers Hide
The homestead share of roughly 23 percent is one of the most instructive data points here. It means the overwhelming majority of Coco Plum Beach properties are held as non-primary residences — vacation homes, short-term rental assets, or long-term investment holds. That tenure profile shapes everything from how motivated sellers are to how available properties become when rate or insurance environments shift. Buyers entering as full-time residents should understand they will be a minority use case in this market.
The median living area of approximately 2,220 square feet is generous by Keys standards, but physical size matters less here than lot configuration and water access. The construction window from 1972 through 2024 creates a wide condition spectrum; older homes may carry deferred maintenance, older seawall conditions, or pre-modern building standards that current insurance carriers scrutinize carefully. Monroe County's wind and flood insurance environment adds carrying cost that does not appear in a purchase price — due diligence on annual insurance expense is non-negotiable before writing an offer.
The location and the amenities are priced into every listing in COCO PLUM BEACH. The deal is won or lost on condition, the comps, and the renovation math.
Momentum Buy Score.
Our proprietary 0 to 10 read across the factors that decide how a home in COCO PLUM BEACH buys, holds, and resells. Momentum Research; not an appraisal.
Momentum Intelligence Scores are our proprietary, qualitative assessment on a 0 to 10 scale, built from the record-level market data on this page. They are a framework for comparing communities, not a guarantee of future value and not advice on a specific home; unlike an automated value estimate they do not price your home, they grade the community on evidence you can inspect. Composite is the plain average of the 3 factors (3.0). Basis: Recent Direction -1.1% year-over-year; Owner Commitment 23% owner-occupied; Pricing Power 86.7% sale-to-list. Refreshed with each data update.
Why work with Momentum here
In a market with thin transaction volume and a wide condition spectrum, representation quality is not a commodity. Four closings in the measurement window means comparable sales data is sparse, and a mispriced offer — in either direction — has real consequences. Momentum brings a disciplined underwriting approach to Keys acquisitions: we model insurance cost, assess lot-specific water access against the median, and will tell you plainly when a listing is priced for a story the comps do not support. If Coco Plum Beach is the right fit, we will help you move decisively in a slow market. If it is not, we will say so before you spend money on inspections.
COCO PLUM BEACH in 15 seconds.
HOA, CDD & Fees
- Mandatory HOA — confirm current dues
- 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 COCO PLUM BEACH 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 COCO PLUM BEACH sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in COCO PLUM BEACH, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your COCO PLUM BEACH home worth?
Get a no-obligation home value based on real comparable sales in COCO PLUM BEACH, 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 COCO PLUM BEACH?
How long do homes in COCO PLUM BEACH take to sell?
How many homes are in COCO PLUM BEACH?
What share of COCO PLUM BEACH is owner-occupied?
When were the homes in COCO PLUM BEACH built?
Do cash buyers compete in COCO PLUM BEACH?
Who is the best real estate agent for COCO PLUM BEACH?
How do I find a top Marathon real estate agent who knows COCO PLUM BEACH?
Can Momentum Realty connect me with an agent for COCO PLUM BEACH?
Should you buy in COCO PLUM BEACH?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Community market stats | floridakeys closed sales, 12-month windows ending July 27, 2026 |
| Housing stock & ownership | Florida DOR 2025 assessment roll (street-list match (8 streets, ZIP 33050)) |
| Historical depth | Closed-sale records back to 2018 (64 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 floridakeys 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.
Own a home here?
You just read the data. Now see what your home is worth.
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 floridakeys member average and 8 days faster, and we’ll price yours against live your area comps.
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