Shoma Group's first ground-up Coconut Grove condo in over a decade is bringing modern boutique luxury to a neighborhood that has been allergic to new towers — here's why it works.
Key Takeaways
- Glasshaus in the Grove is Shoma Group's first ground-up Coconut Grove condo in over a decade, delivering 162 modern boutique residences in one of Miami's most supply-constrained luxury submarkets.
- Pricing from the mid-$700Ks gives buyers an entry point into the Grove that simply doesn't exist in any other new building right now — and the location at Tigertail and 27th puts you walking distance to CocoWalk, Sailing Club, and Bayshore Drive.
- Coconut Grove's restrictive zoning means very little new product can be built here, which has historically created persistent price appreciation for the boutique towers that do get approved.
If you've been watching Coconut Grove and waiting for a new condo opportunity that wasn't priced like a museum acquisition, Glasshaus in the Grove is the project worth paying attention to in 2026. Shoma Group has been building in Miami for nearly five decades — they know exactly how restrictive Grove zoning works and exactly how to deliver a product that the neighborhood actually wants. Glasshaus is their first ground-up Coconut Grove condo in over a decade, and the positioning is sharp.
Let me give you the full breakdown.
The Project at a Glance
Glasshaus in the Grove sits at the intersection of Tigertail Avenue and SW 27th, on the edge of Coconut Grove's most walkable corridor. It's a boutique tower — 162 residences across 13 stories — which by Miami standards is dramatically intimate. Compare that to the 700-unit mega-towers being built simultaneously in Brickell, and you start to understand why Grove product trades differently.
The unit mix is intentionally weighted toward livable end-user product:
- Studios from approximately 540 square feet
- One-bedrooms from 700–850 square feet
- Two-bedrooms from 1,050–1,400 square feet
- A limited collection of three-bedroom penthouses with private terraces
Pricing starts in the mid-$700Ks for one-bedroom residences, with two-bedrooms positioned in the $1.1M–$1.6M range and penthouses approaching $3M. For Coconut Grove, this is genuinely accessible pricing — most new product in the Grove starts above $1M minimum.
Why Coconut Grove Is the Tightest Luxury Submarket in Miami
The Grove has a structural supply problem that nobody fixes because nobody can. Zoning here is among the most restrictive in Miami-Dade. Height limits, setback requirements, lot coverage rules, and an active neighborhood association that fights every variance request mean that delivering a new boutique condo is brutally difficult.
The result: the Grove averages 4-5 ground-up new condo deliveries per decade. Brickell averages 4-5 deliveries per year.
That structural scarcity is why Vita at Grove Isle, Mr. C Residences, and Opus Coconut Grove have all held value stronger than Brickell comparables during this cycle. New supply pressure simply doesn't reach the Grove the way it reaches downtown.
Glasshaus enters this market with one of the more attractive entry points the Grove has offered to non-billionaire buyers in years. As I covered in "Living in Coconut Grove: The Miami Neighborhood Guide for People Who Want Trees, Boats, and Real Community," this is the part of Miami where you can actually walk to your coffee shop, your sailing club, and dinner all from the same address.
The Location: Walk-Everywhere Grove
Tigertail and 27th is the unsexy version of Grove luxury — and that's the point. You're not on the waterfront, which means you're at roughly half the per-square-foot of Mr. C or Vita. But you are:
- 4 minutes walking to CocoWalk
- 6 minutes walking to Coconut Grove Sailing Club
- 8 minutes walking to Peacock Park and Biscayne Bay
- 10 minutes walking to the Coconut Grove Metrorail station
- 12 minutes driving to Brickell or to the University of Miami
For business owners with offices in Brickell who want to live somewhere with a soul, this is the geographic sweet spot. For young families who want quality schools (Coconut Grove Elementary, Carrollton, Ransom Everglades all within 10 minutes), it's irreplaceable.
Amenities: Boutique, Not Bloated
Shoma is making a smart choice here — they're not trying to compete with Brickell mega-amenity decks. Instead, Glasshaus delivers a curated set of amenities that match what Grove residents actually use:
- Rooftop pool deck with cabanas and city views
- State-of-the-art fitness center with Pilates and yoga studio
- Resident lounge with co-working spaces
- Outdoor entertainment terrace with summer kitchens
- 24/7 concierge and valet
- Pet spa
- Secure resident parking
The decision NOT to include 18 restaurants, three spas, and a movie theater is intentional. Grove buyers explicitly don't want what Brickell buyers want. Lower amenity load also means lower HOA fees — projected in the $0.90–$1.10 per square foot range monthly, materially under what you'd pay at a comparable Brickell tower.
Investment Analysis for Miami Business Owners and Investors
If you're looking at Glasshaus as an investment rather than a primary residence, here's the math worth running:
Rental demand in Coconut Grove for furnished long-term rentals on 1-bedrooms is strong — current market rents on similar product are $3,800–$4,400/month unfurnished and $5,000–$6,000/month furnished. A $750K one-bedroom with 25% down at today's rates carries to roughly $4,800/month all-in (mortgage + taxes + HOA). Furnished rental cash flow potential is real here, particularly because the Grove permits longer-term furnished rentals more easily than short-term.
For business owners with offices in Brickell or downtown, owning at Glasshaus and using the unit personally part-time while renting it out the rest of the year creates a flexible asset that doubles as a tax-advantaged second income stream. As I covered in "The Short-Term Rental Tax Loophole," even mid-term furnished rentals (30+ day stays) can qualify for material first-year tax benefits under the right structure.
For long-horizon investors, the Grove's structural supply scarcity is the real thesis. Buy here in pre-construction at the launch price, and you're holding an asset in a submarket where new supply will not arrive at scale for the next 5-7 years. That's the dynamic that drove Mr. C Residences to set new Grove price ceilings — and the same forces are in place for Glasshaus.
How to Buy: The Deposit Structure
Pre-construction deposit schedule at Glasshaus follows a relatively friendly path:
- 10% at contract signing
- 10% at groundbreaking (expected within 60-90 days)
- 10% at top-off (expected approximately 14 months from groundbreaking)
- 70% at closing/delivery (expected approximately 24-28 months from contract)
That's a 30% pre-delivery deposit total — more friendly than the 40-50% schedules now common at Brickell mega-towers. For buyers, that means lower lock-up of capital during the construction window.
If you're new to pre-construction, my guide "How to Buy Pre-Construction in Miami: The 2026 Deposit Schedule, Timeline, and Risk Playbook Every Buyer Needs" is the primer to read first.
Miami Market Snapshot — June 2026
- Miami Market Snapshot — June 2026:
- Median Coconut Grove condo sale price: $895,000 (up 6.2% YoY — outperforming Miami-Dade by 5x)
- Active Grove condo inventory: 4.1 months of supply (vs 13.1 months Miami-wide)
- Average price per square foot for new Grove product: $1,150–$1,400
- Glasshaus launch pricing per square foot: approximately $900–$1,100
- Last ground-up Coconut Grove condo delivery: 2023
Internal Links
If you want context on why Coconut Grove behaves differently than the rest of Miami, my piece on "Mr. C Residences Coconut Grove: The Cipriani Family's 116-Unit Bayfront Tower That Quietly Sold Out" walks through the most recent comparable. And for understanding pre-construction risk, "How to Buy Pre-Construction in Miami" is the framework I use with every client considering this kind of purchase.
The CTA: View the Project
View the full Glasshaus in the Grove project page with current pricing and availability at carloscabalerealtor.com/new-development/glasshaus-in-the-grove
Frequently Asked Questions
Q: When will Glasshaus in the Grove be completed? A: Glasshaus is expected to deliver approximately 24–28 months from contract execution, putting projected delivery in mid-to-late 2028. Groundbreaking is expected within 60-90 days of pre-sales reaching threshold, which is on track for fall 2026.
Q: What's the starting price for a unit at Glasshaus in the Grove? A: Pre-construction pricing starts in the mid-$700,000s for one-bedroom residences, with two-bedrooms in the $1.1M–$1.6M range and limited three-bedroom penthouses approaching $3M. This represents one of the more accessible entry points into Coconut Grove new construction in years.
Q: Can Glasshaus in the Grove units be used for short-term rentals? A: Glasshaus is designed for end-user and long-term rental use, consistent with Coconut Grove zoning that restricts short-term rentals. Furnished medium-term rentals of 30+ days are permitted and represent a strong income strategy for investor buyers.
Q: Why is Coconut Grove considered one of Miami's best long-term investment neighborhoods? A: Coconut Grove has highly restrictive zoning that limits new condo construction to 4-5 ground-up projects per decade. This structural supply scarcity has historically driven persistent price appreciation, outperforming broader Miami-Dade by significant margins during multiple market cycles.
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Explore the full Glasshaus in the Grove project on my website: carloscabalerealtor.com/new-development/glasshaus-in-the-grove
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