MEDIAN SALE PRICE
$2.32M
▼ 17.2% YoY
MEDIAN $/SF
$964
▲ 1.4% YoY
ACTIVE INVENTORY
7
for sale
SOLD VS. ORIGINAL ASK
90.9%
NEW94.0% of final list
DAYS TO CONTRACT
81
NEW102 to close
MARKET PULSE
0.19
shown at Miami Beach level
MEDIAN SALE PRICE OVER TIME
MARKET PULSE
biscayne-beach
BUYER'S ADVANTAGE
Shown at Miami Beach level
MARKET SUMMARY · 12 MONTHS
| Median sale price | $2.32M | |
| Median $/SF | $964 | |
| Median days on market | 138 | |
| Total sales (12mo) | 9 | |
| New listings (12mo) | 16 | |
| Sold ÷ original ask NEW | 90.9% | |
| Sold ÷ final list price NEW | 94.0% | |
| Sold below original ask NEW | 89% | |
| Median days to contract NEW | 81 | |
| Median days to close NEW | 102 | |
| Months of supply | — | — |
| Sale-to-just-value ALL HOMES COUNTY | — | 1.28× |
| Owner-occupied ALL HOMES 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.
TIME TO SELL · LISTING TO CLOSING
NEW81
days, listing → contract
28
days, contract → closing
102
days, listing → closing
Medians of 9 closed sales, Nov 2025 – Oct 2026. Days are counted from the listing date.
WHAT LISTING SITES CAN'T SEE PUBLIC RECORDS · RECORDED DEEDStax-roll figures cover all homes · appreciation is single-family homes
56.8%
Owner-occupied (homestead) COUNTY
1.28×
Sale-to-just-value ratio COUNTY
37.8%
Homes sold, 10-yr COUNTY
+2.2%
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 →
FREQUENTLY ASKED · BISCAYNE BEACH
How much do single-family homes cost in Biscayne Beach?
The median sale price in Biscayne Beach is $2.32M over the trailing 90 days, and the median list price is $2,900,000.
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 0.14; readings at or above 0.60 favor sellers and below 0.40 favor buyers.
How many single-family homes are for sale in Biscayne Beach?
There are 7 active for-sale listings of single-family homes in Biscayne Beach as of snapshot 2026-W45, updated weekly.
How long do single-family homes take to sell in Biscayne Beach?
Single-family homes in Biscayne Beach spend a median of 138 days on market.
What is the price per square foot in Biscayne Beach?
The median list price per square foot in Biscayne Beach is $964.
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.
Are single-family home prices in Biscayne Beach rising or falling?
The median sale price in Biscayne Beach is $2.32M, down 17.2% year over year and the median price per square foot is up 1.4%. Figures compare the trailing 90 days to the same period a year earlier.
Every figure above appears elsewhere on this page · snapshot 2026-W45.