MEDIAN SALE PRICE
$450K
trailing 90d
MEDIAN $/SF
$566
▲ 33.5% YoY
ACTIVE INVENTORY
26
for sale
DAYS ON MARKET
66
▼ 69 days YoY
MONTHS OF SUPPLY
22.3
active ÷ 12mo sales pace
MARKET PULSE
0.12
Buyer's market
MEDIAN SALE PRICE OVER TIME
MARKET PULSE
biscayne-beach
BUYER'S ADVANTAGE
Today 0.12 · Miami Beach 0.1
MARKET SUMMARY · 12 MONTHS
| Median sale price | $450K | |
| Median $/SF | $566 | |
| Median days on market | 66 | |
| Total sales (12mo) | 3 | |
| New listings (12mo) | 1 | |
| Sold ÷ list price | 94.7% | |
| Sold below list | 67% | |
| Sale-to-just-value COUNTY | — | 1.28× |
| Owner-occupied COUNTY | — | 56.8% |
TIER HEALTH
Price-tier breakdown is published only for markets with 30+ active for-sale listings, so each tier's median clears the min-sample threshold (§2.2b · §7.4). This market reports at the summary level above.
WHAT LISTING SITES CAN'T SEE PUBLIC RECORDS · RECORDED DEEDS
56.8%
Owner-occupied (homestead) COUNTY
1.28×
Sale-to-just-value ratio COUNTY
37.8%
Homes sold, 10-yr COUNTY
+0.9%
Appreciation YTD · $/SF COUNTY CLOSED SALES
Appreciation YTD compares the median price per square foot of closed sales so far this year against the same period last year. Price per square foot rather than median price, because a median price moves with which homes sold — over this span South Beach ran +1.9% on median price but −4.3% per square foot. Effective tax rate: modeling in progress — the county roll carries no millage field, so we show “—” rather than an estimate.
CONDO BUILDINGS IN BISCAYNE BEACH
Most active buildings by for-sale inventory · full building directory →
Monthly market report for Biscayne Beach → · Miami-Dade County market →
MARKET NARRATIVE
The for-sale market in Biscayne Beach, Miami Beach, is carrying 26 active listings this week at a median list price of $360,000. Fresh supply arrived over the past month — 4 new listings — against 3 pending sales, putting the market pulse at 0.12, a buyer's market. Homes are taking a median of 146 days on market. For context, Miami Beach runs at a 0.1 pulse. If inventory keeps outpacing contracts, buyers gain room to negotiate.
Generated from this week's snapshot · every figure cited appears on this page
FREQUENTLY ASKED · BISCAYNE BEACH
How much do homes cost in Biscayne Beach?
The median sale price in Biscayne Beach is $450K over the trailing 90 days, and the median list price is $360,000.
Is Biscayne Beach a buyer's or seller's market?
Biscayne Beach is currently a buyer's market. Its market pulse — pending sales divided by active listings — is 0.12; readings at or above 0.60 favor sellers and below 0.40 favor buyers.
How many homes are for sale in Biscayne Beach?
There are 26 active for-sale listings in Biscayne Beach as of snapshot 2026-W39, updated weekly.
How long do homes take to sell in Biscayne Beach?
Homes in Biscayne Beach spend a median of 66 days on market.
What is the price per square foot in Biscayne Beach?
The median list price per square foot in Biscayne Beach is $566.
What share of Biscayne Beach homes are owner-occupied?
About 56.8% of homes in surrounding Miami-Dade County are owner-occupied (homestead), per public property records — the county-level figure is shown because homestead data isn't published at the neighborhood level.
How often do homes sell in Biscayne Beach?
About 37.8% of homes in surrounding Miami-Dade County have changed hands over the past decade — roughly 3.8% per year — based on qualified arm's-length sales in public deed records. The county figure is shown because deed-level turnover isn't computed at the neighborhood level.
How long do homeowners typically own in Biscayne Beach?
Homeownership in Miami-Dade County skews long-term: only about 38% of homes had a qualified sale in the past decade, so roughly 62% of owners have held 10+ years, per public deed records.
How much housing inventory does Biscayne Beach have?
Biscayne Beach has about 22.3 months of supply — active for-sale listings divided by the average monthly pace of closed sales over the trailing 12 months. Below roughly six months typically favors sellers; above it favors buyers.
Every figure above appears elsewhere on this page · snapshot 2026-W39.