Does a Granada Address Command More Than the Coral Gables Median When Few Homes Are Listed? Reading the Granada Listings, the Rented Stock and the Renter Burden

Which Granada price figure should an owner trust?

The postal area's sold medians are the safer guide, and the Granada row is context. Redfin's median of $1,099,674, up 10.0%, implies about $999,704 a year earlier, and its price per square foot of $548, down 11.6%, implies about $620. Realtor.com's sold median of $1,343,750, up 15.59% in a year, implies about $1,162,514 a year earlier, and up 20.79% in three years implies about $1,112,468. Realtor.com's median is 22.2% above Redfin's, computed here, and the periods differ, a three-month span to May against June alone.

The Granada row is an asking figure. Its listing median of $1,982,500 is 63.5% above the postal area's listing median of $1,212,500 and 47.5% above the area's sold median. Its $934 per square foot is 30.3% above the area's $717, which is a smaller gap than the price gap and suggests that Granada's listed homes are also larger. With nine homes for sale, the figure describes the few homes on the market and says nothing sure about sales.

The postal area's asking median of $1,212,500, up 20.60% in a year, implies about $1,005,390 a year earlier, and up 9.24% in three years implies about $1,109,941. Its price per square foot of $717, up 7.21% in a year, implies about $669 a year earlier, and up 12.67% in three years implies about $636. Redfin's per-foot figure moves the other way, down 11.6%, and the two sources disagree about direction, which is common when the mix of homes sold changes from month to month.

The Zillow city value of $1,505,751, up 1.4%, implies about $1,484,962 a year before it was calculated, and it is undated. The Census median owner value of $711,800, plus or minus $35,918, is an average of owners' own estimates over five years, and it is 7.1 times the median household income of $99,766, plus or minus $6,056. The Redfin median is 11.0 times that income.

The best guide for a Granada owner is closed sales of homes of the same type, size and condition on the same or nearby streets in the last few months. A median for a postal area that includes condominiums, apartments and houses stands in for none of them.

A neighborhood asking median on nine listings is easy to misread. If one large estate comes to market, the median jumps, and if it sells, the median drops back. The same applies to the rent figure, which rests on thirteen rentals. An owner who sees a number like $1,982,500 should ask which homes it describes, how large they are and how long they have sat, and should treat it as one input beside closed sales.

Sources as cited. Ratios and earlier values in this section are computed from the published figures and percentages.

How long do Granada homes wait, and how much do sellers give up?

The wait for Granada is about two months on the one figure the page gives. Realtor.com shows a median of 52 days for the neighborhood, down 7.63% in a month, which implies about 56 days a month earlier, and up 0.93% in a year, which implies about 52 days a year earlier. For the postal area the median is 62 days, up 3.03% in a year, which implies about 60 days a year earlier, and up 30.77% in three years, which implies about 47 days three years earlier.

Redfin's figures are slower. It shows an average of 84 days for the three months to May against 73 a year before, and says the average home goes pending in around 94 days, with hot homes in about 50. It scores the area 23 out of 100 and calls it not very competitive. Its page says that multiple offers are rare, that the average home sells about 5% below list and that hot homes sell about 1% below list. It shows a sale-to-list ratio of 94.2%, down 0.89 points, and 5.7% of homes selling above list, down 3.5 points.

Supply in the postal area is thin but growing over three years. Realtor.com shows 61 active listings, down 10.16% in a year, which implies about 68 a year earlier, and up 75.64% in three years, which implies about 35 three years earlier. In Granada itself there are 9, down 6.33% in a year, which implies about 10 a year earlier. Redfin counted 127 homes sold in May against 142, down 10.6%, computed here.

Rentals are many. Realtor.com shows 155 rental properties in the postal area, up 43.67% in a year, which implies about 108 a year earlier, and up 59.07% in three years, which implies about 97. The median rent of $3,685, down 0.41% in a year, implies about $3,700 a year earlier, and up 5.29% in three years implies about $3,500. In Granada, 13 rentals are listed, up 7.14% in a month, which implies about 12 a month earlier, at a median rent of $5,425. The Census median gross rent for the postal area is $1,890, plus or minus $87.

The overall shape is a slow, negotiable market with a discount to list near the middle of the range for this series. A seller who prices at the asking median is likely to wait, and a seller who accepts a discount of about five percent to list sells in about three months. A private buyer who closes on a date the owner picks offers a way to skip the wait.

Season matters in south Florida. Many buyers and owners are in town in the cooler months and away in the summer, and the pages do not report figures by season, so this is an inference about the setting. A seller who lists in the summer may find fewer buyers touring, and a seller who waits for the winter may find more, though more competing listings arrive at the same time. A private sale takes the season out of the question, since a buyer can act without a tour.

Sources as cited. Earlier values and differences are computed from the published percentages.

Who owns a home near Granada, and who rents?

Owners are a majority, but renters are a large minority. Of 16,166 occupied homes, 9,325 are owner-occupied, 57.7%, and 6,841 are rented, 42.3%. Of 18,046 units, 1,880 are vacant, 10.4%: 624 are for rent, 79 are rented and not yet occupied, 52 are for sale only, 160 are sold and not yet occupied, 583 are held for seasonal or occasional use and 382 are vacant for other reasons.

Tenure among owners is long. Of 9,325 owner households, 107 moved in during 2023 or later, 1.1%, 1,487 between 2020 and 2022, 15.9%, 3,324 between 2010 and 2019, 35.6%, 1,307 between 2000 and 2009, 14.0%, 1,644 in the 1990s, 17.6%, and 1,456 before 1990, 15.6%. Those who bought before 2000 are 33.2%. Among 6,841 renters, 763 moved in during 2023 or later, 2,138 between 2020 and 2022, 3,279 between 2010 and 2019 and 520 between 2000 and 2009, so renters turn over faster.

The population is mixed in age. Of 38,174 people counted, 6,841 are under 18, 17.9%, 2,174 are 18 to 24, 5.7%, 4,540 are 25 to 34, 11.9%, 5,123 are 35 to 44, 13.4%, 11,642 are 45 to 64, 30.5%, and 7,854 are 65 or older, 20.6%. The margin on the total is plus or minus 1,838. The largest group is between 45 and 64.

Owner debt is moderate. Of 9,325 owners, 4,703 have a mortgage, 50.4%, and 4,622 do not, 49.6%. Among owners with a mortgage and a computed figure, 1,703 of 4,678 spent 30% or more of income on housing, 36.4%, and 795 spent half or more, 17.0%. Among owners without a mortgage, 918 of 4,589 spent 30% or more, 20.0%, and 447 spent half or more, 9.7%. Taxes, insurance and association fees weigh on owners with no debt.

Renters carry the heaviest burden. Of 6,841 renters, 6,333 with a computed figure, 3,716 spent 30% or more of income on rent, 58.7%, and 1,812 spent half or more, 28.6%. Among 9,325 owner households, 101 live in a home with no bedroom, 428 in a one-bedroom, 2,776 in a two-bedroom, 4,055 in a three-bedroom, 1,517 in a four-bedroom and 448 in one with five or more. Three bedrooms or more are 64.6% of owner homes.

With more than a third of occupied homes rented, many nearby owners are landlords, some of them holding a single house or unit. Those owners often sell for reasons of their own, such as the cost of insurance, repairs, taxes or vacancies, and they tend to want a clean, quick closing. That is an inference from the tenure mix, and it describes a seller who may value a closing date the owner chooses and a buyer who does not need a showing schedule.

Source: U.S. Census Bureau, American Community Survey 2020-2024 five-year estimates, tables B01001, B25003, B25004, B25038, B25042, B25070 and B25091, via Census Reporter. Shares are computed here.

How old and how mixed is the stock around Granada?

Most of it is old. Of 18,046 units, 2,497, or 13.8%, were built before 1940, 2,815, or 15.6%, in the 1940s, 3,368, or 18.7%, in the 1950s, 2,256, or 12.5%, in the 1960s, 1,803, or 10.0%, in the 1970s, 1,166, or 6.5%, in the 1980s, 703, or 3.9%, in the 1990s, 2,100, or 11.6%, in the 2000s, 1,165, or 6.5%, in the 2010s and 173, or 1.0%, in 2020 or later. The median build year is 1962, and 70.6% were built before 1980.

The postal area is mixed. Of 18,046 units, 8,098 are detached, 44.9%, 747 are attached, 4.1%, 533 are in two-unit buildings, 651 are in buildings of three or four, 855 in five to nine, 1,522 in ten to nineteen, 1,922 in twenty to forty-nine and 3,553 in fifty or more. Units in buildings of ten or more are 38.8% of the stock. A detached house in Granada is part of a smaller group than the headline count suggests.

Houses built before 1940 are 13.8% of the stock and those of the 1940s another 15.6%. Many of them are coral rock or masonry in a Mediterranean style, and an inspector will look at roofs, wiring, plumbing, windows, drainage and any past water damage. In this part of Florida, insurance, flood zone and roof age often shape the price as much as finish. Those are inferences from the age of the stock, and the pages do not report them.

Homes of that age and character often draw buyers who value the architecture and the streets, and buyers who plan major renovation. A seller of an original house may be priced against land value by one buyer and against finish by another, and the difference between them can be large. That is an inference, and it is why the closest sale of a similar house is the best guide.

A seller who would rather not have an inspector's list and an insurer's questions negotiated through months of showings can choose a private buyer, who looks at the house, prices it with its needs and closes on the owner's date. The owner should still gather two or three closed sales of comparable homes, so that any offer can be weighed against what a public sale would likely bring.

Because the stock mixes historic houses with large buildings, price comparisons need care. A house in Granada and a condominium in a large building a few blocks away share a postal area and a median but not a market, and a buyer for one is rarely a buyer for the other. A seller should compare a home with its true peers, matching type, size, age and condition, and should treat any figure for the whole area as background. Readers comparing markets can also read the North Palm Beach brief and the Palma Ceia brief.

Source: U.S. Census Bureau, American Community Survey 2020-2024 five-year estimates, tables B25024, B25034 and B25042, via Census Reporter. Shares are computed here.

What should a Granada owner ask before choosing a listing or a private sale?

Five questions are worth asking. Is my price based on closed sales of comparable homes in the last few months, and not on an asking median that rests on a handful of listings? Can I carry the home for three months or more? What will a buyer's inspector or insurer find in a house of this age? What do the fees cost? And what date do I need to close?

Fees are simple arithmetic, and no rate is assumed here. Each 1% of a $1,200,000 sale is $12,000, of a $2,000,000 sale is $20,000 and of a $3,000,000 sale is $30,000. Three percent is $36,000, $60,000 and $90,000, and five percent is $60,000, $100,000 and $150,000. On the Redfin median of $1,099,674, 1% is $10,997, 3% is $32,990 and 5% is $54,984. On the Granada asking median of $1,982,500, 1% is $19,825, 3% is $59,475 and 5% is $99,125.

A private sale has no showings and no neighbors talking about it, which is the first benefit. The second benefit is a closing date that fits the seller, which helps a household that needs time to find a new home. The third and fourth are no commission costs and no closing costs, and the fifth is no inspection repairs.

In a slow market with a handful of listings in the neighborhood, an owner is right to compare a listing with a private offer. The comparison includes the weeks on market, the chance of price cuts, the carrying cost of a home that waits, including taxes and insurance, and the cost of repairs. Only the owner can supply those numbers.

Maison Off-Market buys luxury homes and estates directly from their owners and speaks only to sellers. It does not say that a private sale always beats a public listing. If you would like a private, no-obligation offer for a home in Granada, call 401-219-4207 or use the contact form on this site.

Sources as cited. Fee illustrations are arithmetic only and assume no commission rate.

Methodology and limitations

Each page's date, title and place were read before use. The Realtor.com page carries key indicators as of June 2026 with changes over one year and three years, and its Granada row, a listing median on 9 homes, is shown as context and not as a sales figure. Other rows in its neighborhood tables name other places or buildings and were not used. The Redfin page covers the three months ending May 2026, and its nearby-area comparisons were not used. The Zillow page covers the city, not the postal area, and carried no update date. Only established data publishers and the Census are cited. Percent changes were taken as published, earlier values were computed by dividing by one plus or minus the change, and every ratio and sum was computed in code. Census Reporter figures are five-year averages and carry margins of error; the median owner value is plus or minus $35,918.

Conclusion

The record for Granada, as far as the pages allow, is a neighborhood with very few homes listed at a median far above the postal area, in a mixed postal area of older houses, condominiums and apartments, with a sold median between $1,099,674 and $1,343,750 depending on the source, waits of two to three months, a large renter share and heavy renter costs. The useful number for an owner is a closed sale of a comparable home nearby in the last few months, and a private buyer can price the home as it stands and close on the owner's schedule.