LA GORCE ISLAND
Homes for Sale in Miami-Dade County, FL
True comps, carrying-cost math, and listings before the portals.
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
🟡 Still climbing. The trailing-12-month median ($10.50M) is up 1.2% from the prior 12 months ($10.38M). 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 closed sales, 12-month windows ending July 20. Confidence: Low (3 and 6 sales in the two windows).
What's unique here: the median sale price is about 21x the typical Miami-Dade County sale ($10.50M vs $507K, trailing 12 months, miami records).
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Updated July 20, 2026 · Live data: miami, refreshed twice daily · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
The 60-Second Overview
LA GORCE ISLAND market snapshot (as of July 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 up 1% from the prior 12 months, computed from record-level miami closed sales (3 closings in the current window).
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 July 20 of each year, from record-level miami 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 ($10.38M) IS the +1.2% one-year change.
Windows contain 0 to 7 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.
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.
0% 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 (2026-07-18).
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
- 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 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.
See homes for sale in LA GORCE ISLAND on the map →
Frequently Asked Questions
What is the median home price in LA GORCE ISLAND?
How long do homes in LA GORCE ISLAND take to sell?
Do cash buyers compete in LA GORCE ISLAND?
Who is the best real estate agent for LA GORCE ISLAND?
How do I find a top real estate agent who knows LA GORCE ISLAND?
Can Momentum Realty connect me with an agent for LA GORCE ISLAND?
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 closed sales, 12-month windows ending July 20, 2026 |
| Under-contract shares | miami records, as of 2026-07-18 |
| 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 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?
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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 member average and 8 days faster, and we’ll price yours against live your area comps.
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