MEDIAN SALE PRICE
$3.04M
▼ 5.7% YoY
MEDIAN $/SF
$1,170
▼ 12.9% YoY
ACTIVE INVENTORY
28
for sale
DAYS ON MARKET
185
▼ 8 days YoY
MONTHS OF SUPPLY
21.0
active ÷ 12mo sales pace
MARKET PULSE
0.04
Buyer's market
MEDIAN SALE PRICE OVER TIME
MARKET PULSE
cape-florida
BUYER'S ADVANTAGE
Today 0.04 · Key Biscayne 0.13
MARKET SUMMARY · 12 MONTHS
| Median sale price | $3.04M | |
| Median $/SF | $1,170 | |
| Median days on market | 185 | |
| Total sales (12mo) | 1 | |
| New listings (12mo) | 6 | |
| Sold ÷ list price | 99.0% | |
| Sold below list | 100% | |
| 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 CAPE FLORIDA
Most active buildings by for-sale inventory · all condo buildings in Key Biscayne → · A–Z directory →
Monthly market report for Cape Florida → · Miami-Dade County market →
MARKET NARRATIVE
The for-sale market in Cape Florida, Key Biscayne, is carrying 28 active listings this week at a median list price of $3,125,000. Fresh supply arrived over the past month — 3 new listings — against 1 pending sales, putting the market pulse at 0.04, a buyer's market. Homes are taking a median of 172 days on market. For context, Key Biscayne runs at a 0.13 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 · CAPE FLORIDA
How much do homes cost in Cape Florida?
The median sale price in Cape Florida is $3.04M over the trailing 90 days, and the median list price is $3,125,000.
Is Cape Florida a buyer's or seller's market?
Cape Florida is currently a buyer's market. Its market pulse — pending sales divided by active listings — is 0.04; readings at or above 0.60 favor sellers and below 0.40 favor buyers.
How many homes are for sale in Cape Florida?
There are 28 active for-sale listings in Cape Florida as of snapshot 2026-W39, updated weekly.
How long do homes take to sell in Cape Florida?
Homes in Cape Florida spend a median of 185 days on market.
What is the price per square foot in Cape Florida?
The median list price per square foot in Cape Florida is $1,170.
What share of Cape Florida 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 Cape Florida?
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 Cape Florida?
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 home prices in Cape Florida rising or falling?
The median sale price in Cape Florida is $3.04M, down 5.7% year over year and the median price per square foot is down 12.9%. Figures compare the trailing 90 days to the same period a year earlier.
How much housing inventory does Cape Florida have?
Cape Florida has about 21.0 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.