Cocoplum is roughly four hundred homes in two phases at the end of Old Cutler Road, guard-gated with roving security. Phase 2, the Islands of Cocoplum, holds about 302 estate homes of which 172 are waterfront. Inside it, behind a second gate, sits Tahiti Beach Island — 29 homes with their own assessment structure.
The distinction between the phases is not cosmetic. It changes what you pay to get in.
Phase 2 (Islands of Cocoplum) carries a $50,000 non-refundable application fee plus quarterly assessments. Phase 1 has no mandatory homeowners association fee at all — one Section 1 listing shows an HOA of $500 a year. If you are comparing a Phase 1 house to a Phase 2 house on price alone, you are missing a five-figure entry cost and an ongoing one. Ask which phase, every time.
Cocoplum also runs an Architectural Review Board: exterior paint, major renovation and landscape changes all require approval, real-estate signs are prohibited, boats must be kept in rear yards, and construction is limited to weekdays 7:30am to 5:00pm.
Verified 3 August 2026. Source: Islands of Cocoplum homeowners association FAQ, accessed 3 August 2026.
What Cocoplum trades at
Fifteen verified sales between June 2025 and June 2026 ran from $4.7 million (a 22,498 square foot lot) to $13.15 million, with price per square foot spanning $997 to $2,192. That two-fold spread is about water: waterfront on a navigable canal versus interior lot is most of the difference.
Representative trades: 7222 Monaco Street at $13,000,000 ($2,192 per foot, June 2025) · 284 Las Brisas Court at $10,373,450 (August 2025) · 231 Costanera Road at $10,250,000 (January 2026) · 277 Veleros Court at $10,500,000 (June 2026) · 104 Paloma Drive at $9,000,000 (February 2026).
In February 2026 Derek Jeter sold 7275 Old Cutler Road for roughly $13.15 million against a $14.9 million ask. He had paid $6.5 million in 2018. Note the address — that house sits just outside the Cocoplum gate, which is exactly the kind of detail a comparable set gets wrong.
A record for non-waterfront price per square foot in the Islands was set at 180 Isla Dorada Boulevard, $8.3 million. The current ceiling listing is 255 Cocoplum Road at $31 million — 7,215 square feet on 0.951 acres, built 1999, with a 100-foot seawall, a 70-foot dock and a grandfathered 40-foot slip.
Ocean access — verified, and worth verifying again
Cocoplum’s selling point is direct access to Biscayne Bay with no bridges. That is confirmed at property level — the 255 Cocoplum Road listing specifies direct ocean access with no bridges, and the Cocoplum Yacht Club advertises slips from 40 to 120 feet with no-bridge bay access. It is a real, documented feature rather than a marketing line, which is more than can be said for several neighbouring enclaves. Still confirm it for the specific canal and the specific slip.
Zillow’s “Cocoplum” polygon sweeps in Casuarina Concourse addresses that are actually Gables Estates — the Gables Estates Club’s own office is at 650 Casuarina Concourse. A $24.5 million Casuarina sale in July 2026 shows up inside Zillow’s Cocoplum set. Those are two different neighbourhoods with different governance, different fees and a different price tier. Do not take a portal comparable set here at face value.
Verified 3 August 2026. Source: Boundary cross-check against the Gables Estates Club address and Miami-Dade plat records, 3 August 2026.
Cocoplum — frequently asked questions
What does it cost to buy in Cocoplum?
Verified sales from June 2025 to June 2026 ran $4.7 million for a lot to about $13.15 million for a house, at $997 to $2,192 per square foot — the spread is mostly waterfront versus interior. The current ceiling listing is 255 Cocoplum Road at $31 million. On top of price, Phase 2 carries a $50,000 non-refundable application fee plus quarterly assessments; Phase 1 has no mandatory HOA fee.
Does Cocoplum have ocean access with no bridges?
Yes, and it is documented rather than merely claimed. Listings specify direct access to Biscayne Bay with no bridges, and the Cocoplum Yacht Club advertises slips from 40 to 120 feet with no-bridge bay access. Confirm it for the specific canal and slip you are buying.
How many homes are in Cocoplum?
Roughly 400 across two phases. Phase 2, the Islands of Cocoplum, holds about 302 estate homes of which 172 are waterfront; Tahiti Beach Island, behind a second gate inside Phase 2, holds 29. Phase 1 sits east of Old Cutler Road. Source counts vary between about 342 and 440.
Is Cocoplum gated?
Yes — guard gates with roving security. Tahiti Beach Island sits behind an additional second gate within Phase 2. An Architectural Review Board controls exterior paint, major renovations and landscaping, real-estate signs are prohibited, and construction hours are limited to weekdays 7:30am to 5:00pm.
Sources
- Islands of Cocoplum Homeowners Association — FAQ
- The Real Deal — Derek Jeter sells Coral Gables home, 18 February 2026
- PROFILEmiami — Cocoplum estate sells for $8.3 million, a record non-waterfront price per square foot, 8 January 2025
- Gables Estates Club, Inc. — boundary cross-reference
Related coverage
Part of Neighborhoods.