1100 Sample Ave, Coral Gables 4 bed · 3 bath · 2,650 sq ft · lot 9,500 sq ft · built 1958 · pool Updated baths · original kitchen · roof replaced 2021 Prepared privately for the owner · Data as of October 13, 2026
Price one · List at
$1,779,000
At the top of the adjusted sales, and under $1.8M, where many buyers set their search limit.
Price two · Our opinion
$1.74M–$1.78M
The likely closing price, based on three closed sales nearby, Jun–Sep 2026.
Likely net after seller concessions
$1,725,000–$1,765,000
The gap between the two prices is where money is made or lost. Recent sellers here gave an average of $15,000 in concessions. Our job is to keep yours below that.
No pool +$80,000 · smaller +$40,000 · June sale +$15,000Adjusted $1,755,000
C · 1530 Sample CtLarger lot and home
$1,850,000
Distance
0.6 mi
Closed
Sep · 17 days
Sq ft
2,750
$/sq ft
$673
Concessions
$10,000
Net
$1,840,000
Lot sq ft
12,500
Year built
1951
Larger lot −$40,000 · larger home −$25,000Adjusted $1,775,000
Adjusted for differences, the three sales land between $1,748,000 and $1,775,000. Most weight to A and C: the most recent and closest in size.
Prices here rose about 1% from spring to fall, so the June sale is adjusted for time.
Price per sq ft · closed sales
Two sales we set aside, and why
D · 400 Sample Waterway0.7 mi · waterfront. A different buyer, a different price.
$2,350,000
E · 912 Sample Ave0.4 mi · estate sale, needs full renovation.
$1,390,000
The market today
Your competition.
Active
6
Pending
3
Avg days
40
Sale / list
96.8%
Six similar homes are for sale within a mile, most listed above $1.8M. Three went under contract in the last 30 days. Priced at $1,779,000, this home is the value in its search.
What could move the number
01
Condition. Paint, landscaping and fixing what an inspection will find usually cost less than the concession a buyer will ask for.
02
Timing. Winter usually brings more buyers to Miami. Listing before the spring wave means competing with fewer homes.
03
Concessions. Pre-listing inspection and clear disclosures reduce the room for renegotiation after the contract.
How we prepared this
Interior viewed on October 10, 2026. Size adjustments use about $250 per sq ft for every sale.
Square footage and lot size from public records.
Sales from the MLS, closed June–September 2026.
Adjustments start from each sale’s net price and reflect our judgment, not a formula.
Prepared by
Abdallah H. Fragomeno, REALTOR®RE Lic. SL3387170 · Habla español
Nikki Paneque, REALTOR®RE Lic. SL3522276 · Habla español