Sans Souci
Homes for Sale in Coral Gables, FL
True comps, carrying-cost math, and listings before the portals.
Photo via MIAMI MLS
Pricing in Sans Souci sits at a median of $3,450,000, with price per square foot near $1,016 — figures that put this squarely in a per-square-foot tier most Miami-Dade neighborhoods don't approach. At this level, the story is rarely about square footage alone; lot size, water access, and the condition of a rebuild or renovation tend to move the needle more than list price per se.
A median of 92 days on market tells you this is not a snap-decision segment. Buyers here take their time comparing lots and construction quality, and sellers who price against comparable condition — not just comparable address — are the ones who move faster than that median.
Figures in this note are as of July 22, 2026. The live market numbers elsewhere on this page update nightly and are newer.
The 60-Second Overview
Sans Souci Rev & trades in a narrow, high-dollar tier of the Miami-Dade market where per-square-foot values and days on market reflect a buyer pool that is deliberate rather than urgent.
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 Sans Souci is best for.
Best for
- Buyers with a budget aligned to a multi-million-dollar entry point who prioritize lot and structure over shared community amenities
- Sellers of a well-maintained or recently renovated property who can substantiate price against limited but comparable recent closings
- Buyers comfortable underwriting each home individually rather than relying on a tight, amenity-standardized comparable set
Probably not for
- Buyers who want a defined amenity package as part of the purchase decision
- Anyone expecting a fast, high-volume transaction cycle — the 92-day median reflects a slower-moving segment
- Buyers who want a large, statistically stable set of recent comparables before committing to a price
The market around Sans Souci
Sans Souci is too small for its own price trend, so here is the market around it.
Across Miami-Dade County, 14,507 homes are active and 2,241 pending (13% under contract).
ZIP and county figures describe the wider market, not Sans Souci specifically. Momentum Research analysis of MLS records.
Homes For Sale Right Now in Sans Souci
Live MLS inventory for Sans Souci. 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 Sans Souci listings as of 2026-11-12, priced high to low. Based on information from the Southeast Florida Multiple Listing Service (SEFMLS) or from MIAMI Association of REALTORS(R). Tap any home to ask about it.
The Sans Souci buying strategy.
If we were buying in Sans Souci 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 Sans Souci.
What the numbers are really saying
The reported 194% change since 2012 reflects a long runway of appreciation in this pocket, though with only five recent closings feeding the current snapshot, any single sale can swing the median meaningfully. That small sample size is worth flagging plainly: read these figures as directional, not as a tight statistical average.
No community amenities are identified from current MLS listings, which means the value proposition here is not clubhouse, pool, or gate — it's the individual lot, structure, and location. Buyers evaluating this community should expect to underwrite each home on its own architectural and site merits rather than a shared amenity package.
The location and the amenities are priced into every listing in Sans Souci. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
At this price tier, with a thin closing count and a 92-day median market time, pricing strategy and comparable selection matter more than usual. We pull the actual closed comparables — not just active listings — and walk sellers through why a $3.45M median doesn't mean every home here is worth that, and why buyers shouldn't assume it either.
Sans Souci in 15 seconds.
Tools for a Sans Souci 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 Sans Souci sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Sans Souci, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Sans Souci home worth?
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Nearby Communities
Explore more neighborhoods near Sans Souci with Momentum Realty’s local guides.
Data sources & freshness
| Live listings | MIAMI MLS, refreshed twice daily (last: November 12, 2026) |
| Under-contract shares | MIAMI MLS records, as of 2026-11-10 |
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.
Recent Developments in Sans Souci Rev
Development, infrastructure, retail, and school activity affecting Sans Souci Rev, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated November 2026.
- October 2026Development
Subcontractor liens and suits top $20M at Miami Freedom Park near the airport
Subcontractors have filed more than $20M in liens and lawsuits tied to the Inter Miami stadium, which opened in April 2026 as phase one of a 131-acre, $1B district. Planned later phases include about 240K SF of retail, 360K SF of restaurants, 750 hotel rooms and 400K SF of offices. About 120K SF of retail leases are signed so far.
What it may mean for the marketPayment disputes could affect the pace of the retail, hotel and office phases planned beside the stadium, which shapes future dining, shopping and job options near the airport. The site is about 1 mile southwest of Sans Souci Rev.
Source: Bisnow - October 2026Infrastructure
Ross and Soffer drop plans for Miami International Airport hotel after FAA rejection
The developers abandoned a 451-room Westin-branded hotel on a 1.8-acre airport site after the FAA said the design created a radar blind spot, and a shorter redesign was also rejected. The county plans to end the 50-year ground lease within about a month and speed up a new request for proposals.
What it may mean for the marketA new proposal round could still bring the airport's first new hotel in over 60 years, but the timing of on-site lodging and jobs is now uncertain. The site is about 3 miles southwest of Sans Souci Rev.
Source: Bisnow - October 2026Development
Casa Bella Residences opens at 1400 Biscayne Boulevard in Downtown Miami
Related Group and Alta Developers completed the 56-story, 650-foot tower with 319 residences, including 10 penthouses. Closings are underway and first residents have moved in, with more than 90 percent of homes reported under contract. Construction began in November 2023.
What it may mean for the marketAdds 319 completed homes to the downtown Biscayne corridor, close to existing transit, offices and dining. The site is about 4 miles southeast of Sans Souci Rev.
Source: Florida YIMBY - October 2026Development
Sweetbird North breaks ground at 95 NE 40th Street in the Miami Design District
Miami Design District Associates and Raycliff Capital began an eight-story, 120,500 square foot building with more than 92,000 square feet of office and about 22,500 square feet of retail. Atria Health and Research Institute leased about 55,000 square feet and 26North will also join. Completion is expected in early 2028.
What it may mean for the marketAdds office space and ground-floor retail in the Design District, increasing nearby daytime employment and shopping options. The site is about 3 miles east of Sans Souci Rev.
Source: Florida YIMBY - September 2026Market
Lenders file foreclosure suit over Metro Parc South in Hialeah
Scale Lending filed suit on September 22 alleging default on $31.1 million in construction loans for MG Developer's planned 10-story, 347-unit third phase of Metro Center near East 24th and 25th streets. The project had a $105 million financing package, and the developer says it is in good-faith talks with lenders.
What it may mean for the marketThe dispute puts the timing of 347 planned Hialeah apartments in question, which could affect near-term rental supply. The site is about 3 miles northwest of Sans Souci Rev.
Source: Hoodline - September 2026Infrastructure
County committee reviews $101 million contract for MIA North Terminal baggage screening machines
A county committee is reviewing a $101 million contract to replace 25 explosives detection machines in the North Terminal's baggage-handling system at Miami International Airport. The work would take about four and two-thirds years and be phased to limit disruption.
What it may mean for the marketBaggage system upgrades at the airport support passenger throughput and airport-related operations over several years. The site is about 2 miles southwest of Sans Souci Rev.
Source: Miami Today
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.
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