CORTEZ PLACE
Homes for Sale in Coral Gables, FL
True comps, carrying-cost math, and listings before the portals.
Photo via miami
Cortez Place is showing only a single closing in the most recent window we track, which is too thin a sample to draw a reliable price trend or pace-of-market conclusion. Anyone telling you they know exactly where this community is pricing right now, based on MLS data alone, is overstating what the numbers support.
With this little closed activity, the smarter posture is to treat any listing here as its own case study rather than assume it fits a community-wide pattern. That cuts both ways: a seller cannot lean on recent comps to justify a number, and a buyer cannot assume a discount just because volume is low.
Who CORTEZ PLACE is best for.
Best for
- A buyer targeting a specific address in Cortez Place who is prepared to verify pricing and condition independently
- A seller comfortable pricing off individualized comps rather than a community trend line
- Someone who wants a Miami-Dade property and is willing to do added diligence given the limited MLS data available
Probably not for
- A buyer who wants to compare recent sales trends before making an offer
- Someone who needs a documented list of on-site amenities before committing
- A seller expecting community-wide comps to support a listing price
The market around CORTEZ PLACE
CORTEZ PLACE is too small for its own price trend, so here is the market around it.
In ZIP 33134, 1 homes are on the market and 0% are under contract — a slower corner of Coral Gables.
Across Miami-Dade County, 60 homes are active and 15 pending (20% under contract).
Homes here are singlefamilyresidence.
ZIP and county figures describe the wider market, not CORTEZ PLACE specifically. Momentum Research analysis of MLS records.
Homes For Sale Right Now in CORTEZ PLACE
Live MLS inventory for CORTEZ PLACE. Every active listing, what is under contract right now, and the last 12 months of closed sales, refreshed twice a day. Closed comps beat an algorithm's guess every time.
Active and pending CORTEZ PLACE listings as of 2026-08-03, priced high to low. Based on information from the Southeast Florida Multiple Listing Service (SEFMLS) or from MIAMI Association of REALTORS(R) for the period 2012 through 2025. Tap any home to ask about it.
The CORTEZ PLACE buying strategy.
If we were buying in CORTEZ PLACE 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 CORTEZ PLACE.
Thin Data, Real Decisions
One closing in the tracked window is not enough to establish a defensible price trend, days-on-market pattern, or absorption rate for Cortez Place. Reports that try to summarize this community with the usual set of market metrics will end up manufacturing precision the data doesn't have.
The amenities field also comes back empty from current MLS listings, which does not mean the community has nothing to offer. It means the listing data itself is not surfacing that information, and it needs to be verified directly, property by property, rather than assumed one way or the other.
The location and the amenities are priced into every listing in CORTEZ PLACE. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a community with this little closed data, the value we add is not a canned market report, it's pulling the actual listing history, tax records, and any off-MLS context on a specific address before you make a decision, so you're not relying on an average built from one sale.
CORTEZ PLACE 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 CORTEZ PLACE 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 CORTEZ PLACE sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in CORTEZ PLACE, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your CORTEZ PLACE home worth?
Get a no-obligation home value based on real comparable sales in CORTEZ PLACE, 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 CORTEZ PLACE on the map →
The real cost & risk here
Before the list price, the Florida math the portals skip. These are Miami-Dade 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 · Miami-Dade 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.
26% of homes for sale in ZIP 33134 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 (2026-08-18).
Recent Developments in Cortez Place
Development, infrastructure, retail, and school activity affecting Cortez Place, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated August 2026.
- July 2026Development
Two-tower Gwen Cherry Residences slated for 170 NE 67th Street
Redwood Development Co. and Magasi, in partnership with Miami-Dade County, planned Gwen Cherry Residences, a 154-unit development across two towers of 11 and 10 stories at 170 NE 67th Street on a 1.6-acre site. The project includes 233 parking spaces and 7,700 square feet of ground-floor retail, replacing aging public housing from the 1970s that holds 24 units.
What it may mean for the marketReplaces older low-density public housing with two mid-rise towers, expanding the unit count on the site and adding ground-floor retail and structured parking. The project is about 3 miles northeast of Cortez Place, elsewhere in Miami-Dade County.
Source: Florida YIMBY - July 2026Development
Construction permits filed for two-tower Biscayne 18 in Edgewater
Melo Group filed construction permit applications with the City of Miami for Biscayne 18, a two-tower project with 1,178 residential units at 1825 Biscayne Boulevard in Edgewater. The towers reach about 465 feet across 45 stories, with an estimated construction cost of $321 million and space for office, retail, and a banquet hall.
What it may mean for the marketMoves a large two-tower residential project toward construction in Edgewater, adding more than a thousand units plus office and retail space along the Biscayne Boulevard corridor. The project is about 2 miles east of Cortez Place, elsewhere in Miami-Dade County.
Source: Florida YIMBY - July 2026Development
OKO Lilli condo tower nabs Miami review board approval in Edgewater
The Miami Urban Development Review Board recommended approval for OKO Group's OKO Lilli, a 53-story tower with 117 units at 717 Northeast 27th Street in Edgewater. Plans include a 350-foot public baywalk, an eight-story garage with 244 spaces, and Aman-curated amenities.
What it may mean for the marketAdds a high-rise condo tower and a public baywalk to the Edgewater bayfront, expanding the local housing supply and waterfront access along Biscayne Bay. The project is about 2 miles east of Cortez Place, elsewhere in Miami-Dade County.
Source: The Real Deal - July 2026Development
619 Brickell by Nobu condo tower wins review board approval
The Miami Urban Development Review Board recommended approval for 619 Brickell by Nobu, a 75-story tower with 321 units from 13th Floor Investments and Key International at 619 Brickell Avenue. The design by Foster and Partners and Sieger Suarez preserves First Miami Presbyterian Church and adds ground-floor commercial space and a public baywalk.
What it may mean for the marketAdds a branded ultra-tall condo tower to the Brickell waterfront while preserving an existing church, expanding luxury housing and adding public baywalk and commercial space. The project is about 3 miles southeast of Cortez Place, elsewhere in Miami-Dade County.
Source: The Real Deal - July 2026Development
Foundation pour completed for Twenty Sixth and 2nd Wynwood Residences
Developers PMG and LNDMRK Development completed foundation work and began vertical construction on Twenty Sixth and 2nd, an 8-story building with 233 residences at 2600 NW 2nd Avenue in Wynwood. The project includes about 26,000 square feet of ground-floor retail and over 32,000 square feet of amenities, with completion expected in the second quarter of 2028.
What it may mean for the marketAdvances a new mid-rise rental building with ground-floor retail in the Wynwood district, adding housing units and street-level commercial space as vertical construction begins. The site is about 1 mile east of Cortez Place.
Source: Florida YIMBY - June 2026Development
Grupo T&C plans 62-story 13th Edge tower near Brickell
Grupo T&C filed a pre-application with Miami-Dade County for 13th Edge, a 62-story, 648,700-square-foot tower at 237 Southwest 13th Street with 400 apartments and 400 hotel rooms. The project, designed by Kobi Karp Architecture, would replace the 36-unit El Vedado condominium built in 1972.
What it may mean for the marketIntroduces a large mixed-use residential and hotel tower to the area west of Brickell, adding hundreds of apartments and hotel rooms and replacing a small older condominium. The project is about 3 miles southeast of Cortez Place, elsewhere in Miami-Dade County.
Source: The Real Deal
Summaries reflect public reporting and official sources linked above as of the dates shown. Project details, timelines, and approvals can change. Commentary on potential market effects is general observation, not investment advice or a prediction for any specific property. For the freshest items across the whole region, see This Week in Northeast Florida.
Frequently Asked Questions
Do cash buyers compete in CORTEZ PLACE?
Who is the best real estate agent for CORTEZ PLACE?
How do I find a top Coral Gables real estate agent who knows CORTEZ PLACE?
Can Momentum Realty connect me with an agent for CORTEZ PLACE?
Should you buy in CORTEZ PLACE?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Under-contract shares | miami records, as of 2026-07-18 |
| Historical depth | Closed-sale records back to 2012 (15 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 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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