Ponce-Davis · 12 months to September 30, 2026 · Data as of October 19, 2026
Ponce-Davis Market Report
Data for October 1, 2025 to September 30, 2026 · MIAMI REALTORS® MLS data as of October 19, 2026 · reviewed by Julian Acosta · next report January 2027
Median sale price · single-family · 12 months to September 30, 2026
$12,827,00012 sales · 12 months to September 30, 2025: $8,050,000, 7 sales
The median sale price of a single-family home in Ponce-Davis (also written Ponce Davis), Florida, the unincorporated Miami-Dade neighborhood between Coral Gables and South Miami south of SW 80 Street, was $12,827,000 over the twelve months to September 30, 2026, on 12 closed sales, according to MIAMI REALTORS® MLS records analyzed by Julian Acosta as of October 19, 2026.
- Ponce-Davis $12,827,000
- Median price: lowerhigher
Choose a micromarket on the map to go to its figures, further down.
LIVE On the market now: 7 homes at $2,000,000 and up · median asking $1,742 a sq ft · AS OF November 1, 2026
Ponce-Davis is a neighborhood of unincorporated Miami-Dade County, in no city, just south of High Pines, with Coral Gables to its east and south and South Miami to its west. It is all houses, about 290, on lots of about 37,500 SF at the median, and 77 of them stand on an acre or more. Those are the houses of one County land-use code; the Ponce-Davis page counts a second code as well, so it states 295 homes and 80 lots of an acre or more.
Julian Acosta on Ponce-Davis
I read Ponce-Davis by the lot. Most of its land is zoned for estates of an acre or more, the median lot is about 37,500 SF, and three houses in four stand on half an acre or more. The houses follow the land: about 4,800 SF at the median, against about 3,100 in High Pines, across Davis Road. Then the folio: it opens with 30, so Miami-Dade County governs it and sets its tax rate. An acre next to Coral Gables, at the County's tax rate.
Key takeaways
- Ponce-Davis houses sold for a median of $12,827,000 over the 12 months to September 2026, on 12 sales, against $8,050,000 on 7 sales in the 12 months before.
- Ponce-Davis houses sold faster over the 12 months to September 2026: a median of 78 days, about 11 weeks, against 176 days in the 12 months before.
Where the Ponce-Davis market is heading
- Over the last three years to September, Ponce-Davis' house median went $6,400,000, $8,050,000 and $12,827,000 (2024, 2025, 2026).
- Ponce-Davis closed 12 sales over the 12 months to September 2026, against 7 the year before.
These are the figures to date, not a forecast.
If you're selling in Ponce-Davis
- How close to asking: Over the 12 months to September 2026, the typical Ponce-Davis sale closed at 94.2% of its last asking price, and 5 of 12 closed at or within 5% of it.
- How long it takes: Ponce-Davis houses took a median of 78 days to sell over the 12 months to September 2026, about 11 weeks.
- Your price range: Over the 12 months to September 2026, 8 of Ponce-Davis' 12 sales were $10,000,000 and over.
If you're buying in Ponce-Davis
- Room to negotiate: Over the 12 months to September 2026, 2 of 12 Ponce-Davis sales closed more than 10% under their last asking price, and 2 closed at or above it.
- What your budget buys: Over the 12 months to September 2026, a Ponce-Davis house of $10,000,000 and over had a median 7,083 square feet of living space, on 8 sales.
- How fast homes go: Ponce-Davis closed 12 sales over the 12 months to September 2026, against 7 in the 12 months before, so there are more recent sales to compare an offer with.
Ponce-Davis Market Statistics
- Single-family median price. $12,827,000 · 12 sales · $8,050,000 the 12 months before (7 sales).
- Price per square foot. $1,693 · 10 sales with a recorded area · $1,290 the 12 months before (6).
- Homes sold. 12 closed sales, every one a single-family home (7 the year before) · $143.7 million in volume ($54.1 million).
- Time on market. Median of 78 days (176 the year before).
- Luxury share. 11 of 12 sales at $2,000,000 or more · six above $13,000,000.
How this report differsClosed sales, not estimatesTwelve months, not one quarterPonce-Davis by its County parcelsTop sales checked with the County
Ponce-Davis at a glance
Data as of October 19, 2026
Ponce-Davis Single-Family Home Prices
12 sales · 12 months to September 2026Median sale price · single-family
$12,827,000
12 months to September 30, 2025: $8,050,000, 7 sales
Half of the 12 Ponce-Davis houses sold in the year to September 2026 closed above $12,827,000 and half below.
It is the typical price, and one record sale does not move it; it reads the market and does not set the price of your home.
12 months to September 30, 2026 · 12 sales · MIAMI REALTORS® MLS
Median price per sq ft · single-family
$1,693
12 months to September 30, 2025: $1,290, 6 sales
To compare homes of different sizes, look at the price per square foot: a house in Ponce-Davis sold for a median $1,693 in the 12 months to September 30, 2026, so 2,000 Sq.Ft at that rate comes to about $3,390,000 (MIAMI REALTORS® MLS).
12 months to September 30, 2026 · 10 sales · MIAMI REALTORS® MLS
Median days on market · single-family
78 days
12 months to September 30, 2025: 176 days
If you sell a house in Ponce-Davis, plan for about 11 weeks: the typical one took 78 days to sell in the 12 months to September 30, 2026 (MIAMI REALTORS® MLS).
12 months to September 30, 2026 · 12 sales · MIAMI REALTORS® MLS
Sale-to-list ratio · single-family
94.2%
12 months to September 30, 2025: 92.9%
In Ponce-Davis, the typical house closed at 94.2% of its last asking price in the 12 months to September 30, 2026: on an asking price of $12,827,000, that comes to about $12,083,000 (MIAMI REALTORS® MLS).
12 months to September 30, 2026 · 12 sales · MIAMI REALTORS® MLS
All Ponce-Davis homes
Closed sales
12
12 months to September 30, 2025: 7
12 Ponce-Davis homes sold in the year to September 2026, 5 more than the year before, for $143.7 million in all.
More closings mean more buyers acted, not only looked.
12 months to September 30, 2026 · all property types · MIAMI REALTORS® MLS
Dollar volume
$143.69M
12 months to September 30, 2025: $54.1M, 7 sales
Add up the closing prices of the 12 homes sold in Ponce-Davis in the 12 months to September 30, 2026 and you get $143.69M: the money that changed hands (MIAMI REALTORS® MLS).
12 months to September 30, 2026 · all property types · MIAMI REALTORS® MLS
Sales at $2,000,000 and over
11
12 months to September 30, 2025: 6
11 of 12 Ponce-Davis sales in the year to September 2026 were $2,000,000 or more.
It shows how much of the market trades at the top.
12 months to September 30, 2026 · all property types · MIAMI REALTORS® MLS
Ponce-Davis prices by year
Every twelve months to September 30 since 2020 · MIAMI REALTORS® MLS
Ponce-Davis, the twelve months to September 30 of each year, 2020 to 2026 · MIAMI REALTORS® MLS, data as of October 19, 2026
Median sale price
Single-family
See every figure
| Prices by year | Median sale price · Single-family | Median price per square foot · Single-family | Median days on market · Single-family |
|---|---|---|---|
| 2020 | $2,900,000 | $545 | 105 |
| 2021 | $2,992,500 | $544 | 66.5 |
| 2022 | $5,800,000 | $849 | 113 |
| 2023 | $5,314,000 | $945 | 125 |
| 2024 | $6,400,000 | $1,163 | 116 |
| 2025 | $8,050,000 | $1,290 | 176 |
| 2026 | $12,827,000 | $1,693 | 78 |
Price since 2020: The median Ponce-Davis house price went from $2,900,000 in the year to September 2020 to $12,827,000 six years later.
Why it matters
The median is the typical price: half the sales went for more and half for less. One period can surprise; six years show the direction.
Price per square foot: A Ponce-Davis house sold for a median $1,693 per square foot of living space in the year to September 2026.
Why it matters
It compares homes of different sizes fairly.
Sales per year: Ponce-Davis closed 12 sales in the year to September 2026, against 7 the year before and 32 at most since 2020.
Why it matters
The count shows whether demand is building or cooling.
Days to sell: A Ponce-Davis house took a median of 78 days to sell in the year to September 2026, about 11 weeks.
Why it matters
A longer wait leaves more room to negotiate.
Ponce-Davis Home Prices by Area
Real local data by micromarket: Ponce-Davis's closed sales as one area, the market itself, by type of home and by the water, over the twelve months to September 30, 2026.
Choose a micromarket to go to its figures, below.
Prices in the area: Ponce-Davis houses sold at a median of $12,827,000 in the 12 months to September 2026, on 12 sales.
Why it matters
An area's median is its typical price: half its houses sold for more and half for less. Every Ponce-Davis sale of the twelve months was a house.
Against the year before: A Ponce-Davis house sold at a median of $12,827,000 in the 12 months to September 2026, against $8,050,000 in the 12 months before.
Why it matters
Twelve months against the twelve before show the direction of one area.
Ponce-Davis by micromarket
Ponce-Davis
12 sales · 12 months to September 2026Median sale price · single-family
$12,827,000
A year earlier: 7 sales at $8,050,000
If you own a house in Ponce-Davis, this is your yardstick: half of the 12 houses sold there in the 12 months to September 30, 2026 closed above $12,827,000 and half below, against $12,827,000 across Ponce-Davis (MIAMI REALTORS® MLS).
12 months · 12 sales · MIAMI REALTORS® MLS
Closed sales
12
A year earlier: 7
12 houses sold in Ponce-Davis in the 12 months to September 30, 2026, about one a month, against 7 the 12 months before (MIAMI REALTORS® MLS).
12 months · 12 sales · MIAMI REALTORS® MLS
Median price per sq ft · single-family
$1,693
A year earlier: $1,290
To compare homes of different sizes, look at the price per square foot: a house in Ponce-Davis sold for a median $1,693 in the 12 months to September 30, 2026, so 2,000 Sq.Ft at that rate comes to about $3,390,000 (MIAMI REALTORS® MLS).
12 months · 12 sales · MIAMI REALTORS® MLS
Median days on market · single-family
78 days
A year earlier: 176 days
If you sell a house in Ponce-Davis, plan for about 11 weeks: the typical one took 78 days to sell in the 12 months to September 30, 2026 (MIAMI REALTORS® MLS).
12 months · 12 sales · MIAMI REALTORS® MLS
None of the 12 houses was on the water.
See the full table
| Neighborhood | Closed sales | Median sale price | Price per square foot | Median vs a year earlier | Median days |
|---|---|---|---|---|---|
| Ponce-Davis | 12 | $12,827,000 | $1,693 | — | 78 |
| The whole area | 12 | $12,827,000 | $1,693 | — | 78 |
| Neighborhood | Closed sales | Median sale price | Price per square foot | Median vs a year earlier | Median days |
|---|---|---|---|---|---|
| Ponce-Davis | 0 | — | — | — | — |
| The whole area | 0 | — | — | — | — |
| Neighborhood | Closed sales | Median sale price | Price per square foot | Median vs a year earlier | Median days |
|---|---|---|---|---|---|
| Ponce-Davis | 12 | $12,827,000 | $1,693 | — | 78 |
| The whole area | 12 | $12,827,000 | $1,693 | — | 78 |
How the twelve months sold
Sales by price range
Closed sales, all property types · 12 months to September 30, 2026 against 12 months to September 30, 2025 · MIAMI REALTORS® MLS, as of October 19, 2026
12 months to September 30, 202612 months to September 30, 2025
See every figure
| Price range | 12 months to September 30, 2026 | 12 months to September 30, 2025 |
|---|---|---|
| Under $500K | 0 | 0 |
| $500K–$1M | 0 | 0 |
| $1M–$2M | 1 | 1 |
| $2M–$5M | 0 | 1 |
| $5M–$10M | 3 | 3 |
| $10M and over | 8 | 2 |
Sale price against list price
Closed sales, all property types · 12 months to September 30, 2026 against 12 months to September 30, 2025 · MIAMI REALTORS® MLS, as of October 19, 2026
12 months to September 30, 202612 months to September 30, 2025
See every figure
| Sale against list | 12 months to September 30, 2026 | 12 months to September 30, 2025 |
|---|---|---|
| At or above list | 2 | 0 |
| Up to 5% below | 3 | 2 |
| 5% to 10% below | 5 | 4 |
| More than 10% below | 2 | 1 |
Top sales of the twelve months
| Address | Closed | Sale price |
|---|---|---|
| 5000 SW 82nd Street → | October 2025 | $19,500,000 |
| 5545 SW 81st Terrace → | June 2026 | $18,850,000 |
| 4820 SW 86th Terrace → | October 2025 | $15,660,000 |
| 4780 SW 86th Terrace → | May 2026 | $15,000,000 |
| 5001 Pine Drive → | March 2026 | $13,500,000 |
Sales by price range: Over the 12 months to September 2026, 8 of Ponce-Davis' 12 sales were $10,000,000 and over.
Why it matters
It shows where most buyers are.
Sale against asking price: The typical Ponce-Davis home sold in the year to September 2026 for 94.2% of its last asking price, about $6 off every $100.
Why it matters
It shows how far apart asking prices and offers ended.
Highest sales: Ponce-Davis' highest sale of the year to September 2026 checked in the County's record: 5000 SW 82nd St, at $19,500,000.
The highest sale is the market's, not Julian Acosta's. Among the sales listed, 4820 SW 86th Ter closed at $15,660,000: a sale by Julian Acosta's team.
Why it matters
It shows what the top of the market trades for.
Ponce-Davis compared with other Miami markets
| Market | Median sale price | vs Q3 2025 | Closed sales | At $2,000,000 and over | Report |
|---|---|---|---|---|---|
| Ponce-Davis | $12,827,000single-family · 12 months | — | 12 | 11 | This report |
| Coral Gables → | $2,150,000single-family | ▲ 9.5% | 141 | 55 | Q3 2026 report |
| Pinecrest → | $2,925,000single-family | ▲ 9.3% | 65 | 43 | Q3 2026 report |
| Key Biscayne → | $1,400,000condominiums | ▲ 8.3% | 66 | 23 | Q3 2026 report |
| South Miami → | $1,755,000single-family | ▲ 6.0% | 50 | 13 | Q3 2026 report |
| Coconut Grove → | $3,000,000single-family | ▲ 15.4% | 104 | 60 | Q3 2026 report |
| High Pines → | $4,950,000single-family · 12 months | ▲ 3.2% | 46 | 31 | Q3 2026 report |
| Brickell → | $612,500condominiums | ▲ 2.3% | 201 | 14 | Q3 2026 report |
| Miami Beach → | $490,000condominiums | ▲ 9.5% | 424 | 89 | Q3 2026 report |
Living in Ponce-Davis
Public schools. By the attendance boundaries of Miami-Dade County Public Schools in the County's map layers, read October 26, 2026, every home in Ponce-Davis is in the boundaries of Sunset Elementary ↗, Ponce de Leon Middle ↗ and Coral Gables Senior High ↗. Which school an address is assigned to is set by the school district (Miami-Dade County GIS, attendance boundary layers edited September 21, 2026).
The airport and Brickell. By road, without traffic, from the neighborhood's median home:
- Miami International Airport's Central Terminal is about 9 miles away, 21 minutes;
- Brickell City Centre is about 9 miles away, 18 minutes.
Traffic adds to every time (OSRM routing on OpenStreetMap data, read October 26, 2026).
Parks. No park lies inside Ponce-Davis in the County's park layers. Within about two thirds of a mile in a straight line are Dante Fascell Park, across Red Road in South Miami, Solano Prado and Dison Park (Miami-Dade County's park layer, read October 26, 2026).
Schools and roads: the attendance boundaries' tallies of homes, and the road to the airport and to Brickell without traffic
| Area | Homes | Elementary | Middle | High | MIA Central Terminal | Brickell City Centre |
|---|---|---|---|---|---|---|
| Ponce-Davis | 288 | Sunset Elementary ↗ 288 | Ponce de Leon Middle ↗ 288 | Coral Gables Senior High ↗ 288 | 9.0 mi · 21 min | 8.8 mi · 18 min |
Who buys in Ponce-Davis
What buyers buy. 10 houses were bought in Ponce-Davis for $200,000 or more from October 2025 to July 2026, by Miami-Dade County's property record.
Where the tax bill goes. Of the 10, 5 have their tax bill mailed to the house itself and 5 elsewhere in Miami-Dade; none goes elsewhere in Florida, to other states or abroad (Miami-Dade County Property Appraiser, parcel record, read October 26, 2026).
A tax bill shows where an owner receives it today, not where the owner came from, and an owner who buys through a company or an attorney in Miami receives it there.
Houses bought, October 2025 to July 2026, and where the tax bill goes
| Ponce-Davis | Houses | Billed at the house | Elsewhere in Miami-Dade | Rest of Florida | Other states | Abroad |
|---|---|---|---|---|---|---|
| Houses | 10 | 5 | 5 | 0 | 0 | 0 |
Source: Miami-Dade County Property Appraiser, parcel record, purchases of $200,000 or more, read October 26, 2026.
What is my home worth?
Enter your address. The page finds your home in the public record and reads the closed sales nearest it.
An estimate by Julian Acosta from MLS closed sales and the Miami-Dade County record; not an appraisal. How it works →
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Ponce-Davis Market Questions
What is the median home price in Ponce-Davis? $12,827,000 house median, 12 months+
Is Ponce-Davis in Coral Gables?+
Are Ponce-Davis home prices dropping? $12,827,000 house median, 12 months (12 sales)+
What is the price per square foot in Ponce-Davis? $1,693 per sq ft, houses, 12 months+
How long does it take to sell a house in Ponce-Davis? 78 days to sell, houses, median, 12 months+
How many homes sold in Ponce-Davis? 12 closed sales, 12 months+
What was the highest home sale in Ponce-Davis in the 12 months to September 2026? $19,500,000 highest sale, 12 months+
Where is Ponce-Davis?+
How is Ponce-Davis zoned?+
Ponce-Davis or High Pines? $12,827,000 house median, 12 months to Sep 2026+
Is the property tax rate in Ponce-Davis lower than in Coral Gables? 16.9317 mills, 2025+
How far is Ponce-Davis from Miami? 9 miles to Brickell+
Which public schools serve Ponce-Davis?+
How the Figures Are Measured
How each figure is measured
Closed sales from MIAMI REALTORS® MLS, data as of October 19, 2026, over the twelve months to September 30, 2026, against the twelve months before. Ponce-Davis is the neighborhood of unincorporated Miami-Dade County drawn by the folios of its plats in the County's parcels. A median is stated only from five sales up. Price per square foot uses the listing's living area.
The middle price, or median. To see how a market is doing, you use its middle price, which reports call the median: line up every sale from lowest to highest and take the one in the center. Half of the homes sold for more than the median and half for less.
An example with made-up figures. Picture five sales lined up from lowest to highest: $400,000, $450,000, $500,000, $600,000 and $1,000,000. The median is the third one, $500,000: two homes sold for less and two for more. The average of those five sales would be $590,000, because you add them up and divide by five, and the $1,000,000 sale pulls it up.
Why this report uses the median, not the average. A single record sale moves a market's average, but barely moves its median. That is why Zillow, Realtor.com and the REALTORS® associations also report the median sale price.
What the reference price is for. The median is for reading a market: comparing one year with another and one area with another.
It does not set the price of your home. Your home's price comes from its own comparable sales, similar homes nearby that sold recently, which is what a comparative market analysis (CMA) measures.
Plain words used on the page
- Median or typical price: half of the homes sold for more, half for less.
- How close to asking (sale-to-list): the sale price as a share of the last asking price.
- Days to sell (days on market): how many days a home that sold was listed, as the MLS counts them.
- Price per square foot: the price divided by the living area.