Mendoza Homes for Sale

Mendoza is a residential community in Coral Gables, Florida.

Pure Equity Realty covers Mendoza and the Coral Gables area. We list for 1%, which includes photography, MLS syndication, and negotiation support. Buyers pay nothing for representation. For current market data, see Florida Realtors' market statistics.

Our MLS feed shows a single listing for Mendoza Coral Gables homes for sale as of October 2026. The median asking price is $180,000.

That is 91% below the Coral Gables median of $1.94M. On a per-foot basis, homes here ask about $507 per square foot, compared with $936 across Coral Gables. With so few listings, though, treat these figures as a snapshot rather than a trend.

Listings here have averaged 30 days on the market. That is faster than the Coral Gables average of 135 days. As a result, buyers here should be ready to write an offer soon after a showing.

Homes listed in Mendoza date from 1927, so they are about 99 years old.

All of these homes predate Florida's 2002 statewide building code. So roof age, window protection and the wind mitigation report matter a great deal for insurance.

In addition, most Florida insurers ask for a four-point inspection on homes 30 years or older. It covers the roof, electrical, plumbing and HVAC. Updated systems usually make coverage easier to place.

Condo buyers should also know Florida's 2022 condo safety law. It requires milestone structural inspections for buildings three stories or taller as they age. It also requires a structural integrity reserve study. Before you sign, request both reports and the current reserve balance.

Mendoza is a condo building. Also request the association budget, recent minutes and any special assessments before you sign.

Rentals in Mendoza have a median asking rent of $1,512 per month, across 4 active rental listings. For comparison, the Coral Gables median is $4,200, so rents here run 64% lower.

You can browse current Coral Gables rentals or ask us for a rent estimate on a specific Mendoza home.

Here is what the median Mendoza price means in Florida closing terms. At $180,000, a 20% down payment comes to about $36,000, leaving a loan near $144,000.

Florida then taxes that loan twice. First, documentary stamp tax on the note runs 35 cents per $100, or about $504. Next, the intangible tax of 0.2% adds about $288. Buyers normally pay both at closing.

On the seller side, Miami-Dade charges deed stamps of 60 cents per $100 on a single-family home, about $1,079 at this price. Condos and other property types pay a higher rate.

Finally, owner-occupants should file for the Florida homestead exemption by March 1. It removes up to $50,000 of assessed value. After that, Save Our Homes caps yearly assessment increases at 3% or inflation, whichever is lower. To see what these numbers mean for your budget, get pre-approved before you tour.

Recent Mendoza listings show assignments to Coral Gables Preparatory Academy (elementary) and Coral Gables (high). However, boundaries can change each year, so confirm the assignment for a specific address with Miami-Dade County Public Schools.