Coga Sub
Homes for Sale in Miami-Dade County, FL
True comps, carrying-cost math, and listings before the portals.
COGA SUB is a small, lightly documented listing area within Miami-Dade County. Current MLS data does not show an established base of comparable sales or active listings robust enough to isolate a reliable pricing pattern, which means pricing here is going to be driven far more by the individual property (age, condition, lot, updates) than by a community-wide trend.
For a buyer or seller, that puts more weight on a direct, property-by-property comparison rather than leaning on a community average. Anyone transacting here should expect the process to look more like evaluating a standalone home than buying into a defined, actively traded subdivision.
The 60-Second Overview
COGA SUB sits in Miami-Dade County, but current MLS activity does not surface the volume of listings or amenities data needed to characterize it as an active, well-defined community market.
Pre-construction details are compiled from public records, builder announcements and builder listings, and are subject to change without notice; figures are deemed reliable but not guaranteed. Momentum Research figures are our own analysis. This page describes homes, pricing and community attributes, not residents.
Who Coga Sub is best for.
Best for
- A buyer who has identified a specific home in COGA SUB and is prepared to evaluate it on its own condition and comparables
- An investor or renovator comfortable pricing a property without a strong community sales trend to lean on
- A seller with a unique or older property who wants individualized marketing rather than reliance on subdivision-level demand
Probably not for
- A buyer who wants a defined set of community amenities as part of the purchase decision
- Someone relying on recent, plentiful comparable sales to set an offer price with confidence
- A buyer prioritizing an established, actively traded subdivision with a visible pricing pattern
The market around Coga Sub
Coga Sub is too small for its own price trend, so here is the market around it.
In ZIP 33146, 75 homes are on the market and 23% are under contract — a steady corner of .
Across Miami-Dade County, 15,109 homes are active and 3,290 pending (18% under contract).
ZIP and county figures describe the wider market, not Coga Sub specifically. Momentum Research analysis of MLS records.
Coga Sub by the numbers
From county property records and closed MLS sales for the Coga Sub subdivision: 7 homes on record; built 1965–1968; typical size about 2,552 heated sq ft; 4 bedrooms is the median. Housing mix: single-family 100%.
| Year | Recorded sales | Median price |
|---|---|---|
| 2011 | 1 | $963,750 |
| 2013 | 1 | $950,000 |
| 2019 | 1 | $925,000 |
| 2021 | 1 | $1,508,333 |
| 2022 | 1 | $1,995,000 |
| 2025 | 1 | $2,250,000 |
Newest recorded sale: $2,250,000 on 2025-03-31.
Recorded data as of 2026-09-12; counts cover addresses tagged to this subdivision in the public record, not every parcel. Not an appraisal.
The Coga Sub buying strategy.
If we were buying in Coga Sub 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 Coga Sub.
A name on the map, not yet a market
When a subdivision shows no identified community amenities and limited MLS presence, it usually means one of two things: it is a very small or older platted area that gets folded into broader neighborhood searches, or activity has simply been thin enough that a distinct market picture has not formed. Either way, the smart approach is to treat any individual listing here on its own merits.
That means a real walk-through of the property's condition, a look at what has actually sold nearby (even if not technically inside the subdivision boundary), and a clear-eyed read on what the home itself is worth rather than what a community label implies.
The location and the amenities are priced into every listing in Coga Sub. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a subdivision this thinly documented, the value of a broker is in the legwork the MLS snapshot cannot do: pulling adjacent comparables, verifying condition against asking price, and making sure you are not pricing off assumptions. That is the work we do before you write or accept an offer in COGA SUB.
Coga Sub 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 Coga Sub 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 Coga Sub sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Coga Sub, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Coga Sub home worth?
Get a no-obligation home value based on real comparable sales in Coga Sub, not an automated guess. Tell us about your home and we will personally prepare your numbers and a pricing strategy. No obligation, no spam.
See homes for sale in Coga Sub on the map →
Should you buy in Coga Sub?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Under-contract shares | MIAMI MLS records, as of 2026-09-08 |
| Historical depth | Closed-sale records back to 2013 (5 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.
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 MIAMI MLS member average and 8 days faster, and we’ll price yours against live local comps.
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