“The Grove began on this ridge, and it is still building.”
Oak Avenue sits one block back from Grand, and one block is the whole difference: the noise of CocoWalk drops away, and you are under trees that have been rearranging the sidewalk for decades.
Arbor stands on the limestone ridge the Grove has been building on since 1825 — five floors, 45 residences, and a lobby you reach on foot. Among luxury condos for sale in Coconut Grove, it is the newest completed building in the village core.
Arbor — the Grove's Newest Completed Address on Oak Avenue
The Building Somebody Chose to Finish
Arbor was conceived by a different company entirely. The original offering — 52 residences, prices opening near $799,000, a design consultancy credited to Samuel Amoia — went to market before the pandemic and did not survive it. In late 2023, the unfinished project was transferred to its lender through a deed rather than foreclosure, as reported at the time by Bisnow and The Real Deal.
Isaac Kodsi bought it out of that position. What he did next is unusual enough to be worth stating plainly: he returned the original buyers' deposits rather than holding them against a schedule he had not set, and restarted construction. He reprogrammed the building from 52 smaller units into 45 larger ones. Kodsi came to it with a Coconut Grove address of his own and two decades of development behind him, including the 270-residence Promenade at Doral and the revival of Oriana, a 34-residence waterfront condominium. Sales relaunched from $1.2 million.
He did not see it finished. Kodsi died unexpectedly in August 2025, with the building close to completion, and his daughter, Camilla Kodsi — who had worked alongside him throughout and grew up in the Grove — carried it through final inspections. Arbor cleared its temporary certificate of occupancy in March 2026, more than 70 percent pre-sold, and held its grand opening that May.
For a buyer, the history is not a footnote. It is the reason a 2026 building in the Grove's village core is priced where it is, and it is also the reason to read the condominium documents carefully: a project that has changed hands mid-build carries a longer paper trail than one that has not.
Architecture: Five Floors, Deliberately
Behar Font & Partners designed Arbor to disappear into its street rather than announce itself from it. Five stories is a decision, not a constraint — the practice held the massing below the tree line so that the building reads as part of the block from the sidewalk, with vertical bands of planting running the full height of the facade and floor-to-ceiling impact glass behind them. From across the street, the planting reads before the glass does.
Inside, ceilings run over ten feet, and three formats break from the flat-plate norm: ground-floor townhomes with ceilings above twenty feet and private gardens, two-story lofts, and top-floor residences with terraces sized for actual furniture.
Kitchens feature Italian cabinetry and custom oak with integrated Bosch appliances; floors are wide-plank porcelain in a wood-grain pattern; bathrooms have free-standing soaking tubs, private water closets, and dual vanities. The palette is deliberately earthy and will date slowly, which matters more in a 45-unit building than in a 300-unit one. There is no critical mass of neighbors renovating in parallel to reset the standard.
Interiors are credited to DAC — Designers Architects + Consultants, led by Adan Fons — and the landscape to Tyler Nielsen of Nielsen Landscape Architects.
Residences & Pricing
Forty-five homes across eight base plans plus one four-bedroom, ranging from 1,466 to 3,185 square feet. Because the building is finished and occupied, anyone shopping for luxury condos for sale in Coconut Grove can walk through the actual unit, open the actual cabinets, and close on a conventional timeline rather than buying a rendering. Only a handful remain unsold.
| Plan | Type | Position | Interior + terrace | Price |
|---|---|---|---|---|
| A | 2 bed / 2 bath | Townhome, ground | 1,605 sq. ft. | On request |
| B | 2 bed / 2 bath + den | Townhome, ground + mezzanine | 1,565 + 469 sq. ft. | TH2 closed at $1,725,000 |
| D | 2 bed / 2 bath + den | Floors 2–5 | 1,474 + 128 sq. ft. | On request |
| H | 2 bed / 2 bath + den | Floors 2–5, incl. PH lines | 1,475 + 155 sq. ft. | From $1,974,656 |
| E | 3 bed / 2 bath | Floors 2–5 | 1,575 + 123 sq. ft. | From $1,870,391 |
| G | 3 bed / 2 bath | Floors 2–5, incl. PH lines | 1,870 + 348 sq. ft. | From $2,523,098 |
| C | 3 bed / 2 bath + den | Floors 2–5, incl. PH lines | 2,024 + 347 sq. ft. | On request |
| F | 3 bed / 2.5 bath + den | Floors 2–5 | 2,153 + 292 sq. ft. | On request |
| 504 | 4 bed / 4 bath | Fifth floor | Not published | $3,767,400 |
Association fees run at roughly $1.04 per square foot per month — the four-bedroom on the fifth floor carries a fee of $3,676.
The plan worth pausing on is B. A ground-floor townhome with a private garden and a mezzanine, sitting inside a building with a concierge desk and a valet stand, is a house-shaped product wearing a condominium's clothes. Buyers who want the Coconut Grove townhomes experience without a roof to maintain have very few places to look, and this is one of them.
Amenities
The amenity program is scaled to 45 households, which is a different arithmetic from 300.
- A landscaped courtyard pool sits at the center of the plan with chaise lounges and a fire pit; above it, a rooftop terrace with a barbecue area and the kind of sightlines a five-story building gets in a neighborhood of two-story ones.
- There is a fitness center, a social lounge that functions as a second living room for the residences that do not have a den, 24-hour concierge and valet service, deeded parking and storage, and electric-vehicle charging.
- The building is pet-friendly for owners and renters alike, large dogs included, which in Miami condominium terms is not a given.
What Arbor does not have is equally worth knowing: no spa, no wellness programming, no restaurant, no hotel operator. The building buys you a well-run lobby and a quiet pool, and then sends you outside — which, given what is outside, is a defensible trade rather than an omission.
Coconut Grove's Village Core
Arbor is a boutique condo near CocoWalk in the most literal sense — the shopping and dining complex is around the corner on Grand Avenue, close enough that the walk is measured in minutes rather than tenths of a mile.
- Two Michelin-starred restaurants sit within the same walking radius: Ariete at 3540 Main Highway, where Michael Beltran has held a star since 2022, and Los Félix a few doors north at 3413. Panther Coffee anchors the morning end of Main Highway; Greenstreet Cafe holds down the sidewalk brunch trade; Bombay Darbar handles the weeknight-Indian slot; Glass & Vine cooks inside Peacock Park itself.
- Green space is the Grove's real amenity. Peacock Park, Kennedy Park, Regatta Park and The Barnacle Historic State Park are all within a walk or a short ride, and the bay behind them is Biscayne Bay — Dinner Key Marina, the Coconut Grove Sailing Club, Coral Reef Yacht Club and Biscayne Bay Yacht Club form one continuous waterfront strip.
- For families, Coconut Grove Elementary carries a 9 out of 10 rating from GreatSchools, and the private corridor — Ransom Everglades, Carrollton School of the Sacred Heart, Immaculata-LaSalle — is within a short drive.
- Getting out is straightforward by car and adequate by rail. Brickell is roughly fifteen minutes, the Kaseya Center twenty, South Beach about thirty.
- Miami International Airport sits some nine miles north-west: call it thirty minutes in the middle of a weekday, closer to twenty if you leave before the US-1 build-up starts.
- The Coconut Grove Metrorail station puts Brickell two stops north on a single line, which is genuinely useful for a commuter and genuinely limited for anyone else.
The honest part: Arbor is not on the water. Its views are canopy, rooftops, and sky, and any listing that implies a bay panorama from a five-story building set back from Bayshore is overselling it. Walk Score rates the address at 98 — a walker's paradise — against a transit score of 49, which is the correct picture of a neighborhood built for feet and cars, not trains. And on a Friday night the blocks around Grand Avenue and McFarlane belong to valet stands, ride-share queues and the CocoWalk garage emptying.
A Weekend, Start to Finish
The Grove does not perform mornings.
- By eight the streets belong to dog walkers, cyclists heading south down Main Highway, and the peacocks — the neighborhood's most divisive residents, ornamental at a distance and audible through closed impact glass at six a.m. Coffee happens at Panther, where the queue is mostly people who walked there and the outdoor tables fill in the order the shade moves across them.
- The organic farmers' market sets up on Grand Avenue on Saturdays and has reportedly done so since the late 1970s: mangoes stacked in July, greens and cold-pressed everything the rest of the year, and vendors who talk to you as though you will be back next week.
- By noon, the center of gravity shifts. Peacock Park turns into three things at once — a football pitch, a yoga class and, often enough, a wedding — while Glass & Vine cooks in the middle of it and pretends not to notice. CocoWalk's terraces fill with a lunch crowd that is half residents and half people who drove in, and you tell which is which by who is carrying a car key.
- Saturday evening splits along a single line: whether you booked. If you did, it would be Ariete's tasting menu or a table at Los Félix, both of which take reservations weeks out and are a walk, not a drive. If you did not, it is the counter at Bombay Darbar or a sidewalk table at Greenstreet, where nobody has ever been turned away for being underdressed.
- Sunday reverses the whole thing: the marina crowd drifts back off the water in the late afternoon, the Barnacle occasionally opens its lawn for music above the bay, and the neighborhood treats Monday as a rumor.
The imperfection nobody puts in a brochure: the Grove thins out in August. The humidity wins, half the village seems to leave, and the restaurants that took three weeks of notice in February will seat you on a Tuesday with no notice at all. Residents treat this as the best month of the year and say so quietly.
The Investment Case
Price is the first argument for Arbor, and it deserves to be examined rather than asserted: this is currently the least expensive route into new construction among luxury condos for sale in Coconut Grove.
The David Siddons Group's 2026 survey of Coconut Grove new construction puts the active range at roughly $1,300 to $2,400 per square foot, with waterfront inventory at Vita on Grove Isle pushing the top end.
Arbor sits underneath it: an average list price of about $1,294 per square foot and an average recorded trade of roughly $1,268 over the past six months, on an average of 52 days on market. That is the entry point into new-construction Coconut Grove real estate, and it exists because Arbor carries no hospitality brand, no waterfront parcel, and no marketing premium attached to either.
Set it against what else is new. Mr. C Residences pairs Terra with the Cipriani family's hospitality brand across roughly 96 residences, with Arquitectonica architecture, Meyer Davis interiors, and hotel-operated service — the brand is real, and so is the premium it commands.
The Fairchild offers 26 bayfront residences on Glencoe by Max Strang, ranging from 4,114 square feet, with direct water access and pricing to match. Vita at Grove Isle, delivered by CMC Group at the end of 2025, sits behind a gatehouse on a private 20-acre island and opens near $6.5 million. None of the three offers what Plan B at Arbor does: a twenty-foot-ceilinged townhome with a private garden inside a full-service condominium. That is the specific gap in the Grove's new-construction inventory that this building fills.
Two structural points favor a completed building here.
First, there is no construction risk left to price — the concrete is poured, the certificate is issued, and the delivery timeline that broke the original offering is now history rather than exposure.
Second, a 2026 building enters a market where older Grove condominiums are absorbing Florida's structural-reserve funding requirements and the special assessments that follow; Arbor has no deferred maintenance and no milestone inspection anywhere on the near horizon. For anyone weighing a condo investment in South Florida on total cost of ownership rather than headline price, that gap is real money.
On rental income: leasing is permitted, and units are already listed for lease in the building, with asking rents reported around $10,700 a month. Minimum lease terms and the number of leases allowed per year are set by the recorded condominium documents, not by the sales office — confirm both with the association before you contract if rental yield is part of your thesis.
Broader market context is worth noting, too: the 33133 median list price stands at $1.65 million, down roughly 8 percent year-on-year per MLS data, indicating a market with more room to negotiate than there was 18 months ago.
The risk to weigh honestly is organizational rather than physical. Ark Capital is administering the first year of warranty coverage for a building it completed during a leadership transition, and first-year warranty responsiveness is the single thing a new condominium buyer cannot verify in advance.
What Arbor Actually Is
It is not the most expensive building in Coconut Grove, and it was never trying to be. It is a small building on a quiet street, built to a scale the neighborhood already had, by a family that chose to finish what someone else had started. Stand across Oak Avenue, and you have to look for it. On this street, that is the compliment.
Frequently Asked Questions
Is Arbor finished, or is this still pre-construction?
It is finished. The building cleared its temporary certificate of occupancy earlier this year, residents began moving in that spring, and the grand opening followed. Purchases are conventional closings on completed inventory rather than reservations against a construction schedule.
Can I rent out a residence at Arbor?
Yes — leasing is permitted, and residences are already listed for lease in the building. What varies is the minimum lease term and the number of times per year a unit may be leased, both of which are outlined in the recorded condominium documents. Request the declaration and the association rules before signing if rental use matters to you.
What is the difference between the townhomes and the upper-floor residences?
The ground-floor plans, A and B, are house-format: private gardens, direct street access, and in plan B a mezzanine under a twenty-foot ceiling. Floors two through five are single-level flats with balconies or terraces and standard ten-foot ceilings, topped by the penthouse units, which have the deepest outdoor space in the building.
Townhomes suit families who want ground and outdoor privacy; the upper floors suit anyone who prefers light, elevation, and a lock-and-leave footprint.
Is there a deposit schedule?
No, and its absence is the point. Deposit ladders exist to fund construction; construction here is complete. Buyers proceed to a standard contract and closing, with no staged payments and no delivery date to underwrite.
Is Arbor a good investment?
The argument rests on three things rather than a yield projection: it is finished, so the risk that sank the original offering has already been absorbed by someone else; it is the least expensive new construction in a neighborhood whose supply of developable land is effectively spent; and its running costs are those of a brand-new structure rather than an aging one facing reserve obligations.
As with any purchase, independent legal review of the condominium documents is worth the fee. Bogatov Realty can refer to Miami attorneys who routinely handle this work.
How does Arbor compare with the other new Coconut Grove condominiums?
It trades brand and waterfront for scale, price, and location within the walkable village, and it is the only one in the current group offering a townhome format with a private garden in a serviced building. For a plan-by-plan comparison against Mr. C, The Fairchild, and Vita at Grove Isle, contact Bogatov Realty directly.
“Same ridge, new roots, the same shade over both.”
To see floor plans for the remaining residences at Arbor, or to compare it with other move-in ready condos in Miami's Coconut Grove, contact a Bogatov Realty advisor or submit an inquiry on this page. Pricing, availability, and association figures are current as of August 2026 and are drawn from active MLS listings and the developer's published materials. Verify all figures and the condominium documents before contracting.