MEDIAN SALE PRICE
$4.17M
trailing 90d
MEDIAN $/SF
$1,516
▲ 13.6% YoY
ACTIVE INVENTORY
6
for sale
SOLD VS. ORIGINAL ASK
89.7%
NEW91.0% of final list
DAYS TO CONTRACT
243
NEW278 to close
MARKET PULSE
0.17
shown at Miami level
MEDIAN SALE PRICE OVER TIME
MARKET PULSE
biscayne-island
BUYER'S ADVANTAGE
Shown at Miami level
MARKET SUMMARY · 12 MONTHS
| Median sale price | $4.17M | |
| Median $/SF | $1,516 | |
| Median days on market | 223 | |
| Total sales (12mo) | 7 | |
| New listings (12mo) | 16 | |
| Sold ÷ original ask NEW | 89.7% | |
| Sold ÷ final list price NEW | 91.0% | |
| Sold below original ask NEW | 100% | |
| Median days to contract NEW | 243 | |
| Median days to close NEW | 278 | |
| Months of supply | — | — |
| 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.
TIME TO SELL · LISTING TO CLOSING
NEW243
days, listing → contract
26
days, contract → closing
278
days, listing → closing
| Single-family · 5 | 239 days to contract · 364 to close · 91.0% of original ask |
Medians of 7 closed sales, Nov 2025 – Oct 2026. Days are counted from the listing date.
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 ISLAND
Most active buildings by for-sale inventory · full building directory →
Monthly market report for Biscayne Island → · Miami-Dade County market →
MARKET NARRATIVE
The for-sale market in Biscayne Island, Miami, is carrying 6 active listings this week at a median list price of $2,825,000. Fresh supply arrived over the past month — 2 new listings — against 2 pending sales, putting the market pulse at 0.33, a buyer's market. Homes are taking a median of 223 days on market. For context, Miami runs at a 0.17 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 ISLAND
How much do homes cost in Biscayne Island?
The median sale price in Biscayne Island is $4.17M over the trailing 90 days, and the median list price is $2,825,000.
Is Biscayne Island a buyer's or seller's market?
Biscayne Island is currently a buyer's market. Its market pulse — pending sales divided by active listings — is 0.33; readings at or above 0.60 favor sellers and below 0.40 favor buyers.
How many homes are for sale in Biscayne Island?
There are 6 active for-sale listings in Biscayne Island as of snapshot 2026-W45, updated weekly.
How long do homes take to sell in Biscayne Island?
Homes in Biscayne Island spend a median of 223 days on market.
What is the price per square foot in Biscayne Island?
The median list price per square foot in Biscayne Island is $1,516.
What share of Biscayne Island 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 Island?
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 Island?
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.
Every figure above appears elsewhere on this page · snapshot 2026-W45.