MEDIAN SALE PRICE
$1.68M
▲ 21.7% YoY
MEDIAN $/SF
$1,058
▲ 7.8% YTD
ACTIVE INVENTORY
138
for sale
SOLD VS. ORIGINAL ASK
93.4%
NEW95.0% of final list
DAYS TO CONTRACT
68
NEW114 to close
MARKET PULSE
0.21
Buyer's market
Price cuts (trailing 30d): 21 · 15.2% of active · maturing to a full 30-day share
MEDIAN SALE PRICE OVER TIME
MARKET PULSE
key-biscayne
BUYER'S ADVANTAGE
Today 0.21 · Miami-Dade County 0.17
MARKET SUMMARY · 12 MONTHS
| Median sale price | $1.68M | |
| Median $/SF | $1,058 | |
| Median days on market | 127 | |
| Total sales (12mo) | 226 | |
| New listings (12mo) | 356 | |
| Sold ÷ original ask NEW | 93.4% | |
| Sold ÷ final list price NEW | 95.0% | |
| Sold below original ask NEW | 87% | |
| Median days to contract NEW | 68 | |
| Median days to close NEW | 114 | |
| How buyers paid NEW | 69% cash · 29% fin. · 2% n/d | |
| Months of supply | — | 7.3 |
| Sale-to-just-value | — | 1.28× |
| Owner-occupied | — | 39.7% |
TIER HEALTH · NEW VS. ABSORBED
| TIER | MEDIAN | NEW | ABS. | BALANCE |
| $5M+ | $8.95M | 5 | 2 | BUILDING 2.5:1 |
| $2–5M | $3.3M | 6 | 2 | BUILDING 3.0:1 |
| $1–2M | $1.38M | 4 | 2 | BUILDING 2.0:1 |
| Under $1M | $790K | 7 | 1 | BUILDING 7.0:1 |
Fixed tiers per §2.2b · new = listed 30d · absorbed = closed 30d.
TIME TO SELL · LISTING TO CLOSING
NEW68
days, listing → contract
40
days, contract → closing
114
days, listing → closing
| Condos & townhomes · 185 | 61 days to contract · 105 to close · 93.8% of original ask |
| Single-family · 41 | 111 days to contract · 192 to close · 91.6% of original ask |
How long homes took to go under contract
Medians of 226 closed sales, Nov 2025 – Oct 2026. Days are counted from the listing date.
HOW BUYERS PAID
NEW70%
cash share of disclosed sales
Financing reported on 98% of sales (222 of 226).
Cash: paid entirely in cash. Financed: any mortgage or loan, including a mix of cash and loan. Not disclosed: payment method not reported, or reported only as “Other” / 1031 exchange. 226 closed sales of homes, Nov 2025 – Oct 2026.
WHAT LISTING SITES CAN'T SEE PUBLIC RECORDS · RECORDED DEEDS
39.7%
Owner-occupied (homestead)
1.28×
Sale-to-just-value ratio
40.9%
Homes sold, 10-yr
+7.8%
Appreciation YTD · $/SF 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.
TOP NBHDS · MEDIAN PRICE
| Cape Florida | $9.8M |
| Tropical Isle Homes | $7.45M |
| Biscayne Key Estates | $5.6M |
FASTEST SELLING · DOM
| Cape Florida | 85 |
| Biscayne Key Estates | 142 |
| Tropical Isle Homes | 146 |
NBHDS PERFORMANCE · $/SF
| Tropical Isle Homes | $1,908 |
| Cape Florida | $1,682 |
| Biscayne Key Estates | $1,515 |
RENTAL MARKET for-lease · separate from the for-sale figures above
$9,500/mo
Median asking rent
170
Active rentals
40
New listings (30d)
77
Median days on market
CONDO BUILDINGS IN KEY BISCAYNE
Most active buildings by for-sale inventory · all condo buildings in Key Biscayne → · A–Z directory →
Monthly market report for Key Biscayne → · Miami-Dade County market →
MARKET NARRATIVE
The for-sale market in Key Biscayne, Miami-Dade County, is carrying 138 active listings this week at a median list price of $2,535,000. Fresh supply arrived over the past month — 22 new listings — against 29 pending sales, putting the market pulse at 0.21, a buyer's market. Homes are taking a median of 126 days on market. For context, Miami-Dade County 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 · KEY BISCAYNE
How much do homes cost in Key Biscayne?
The median sale price in Key Biscayne is $1.68M over the trailing 90 days, and the median list price is $2,535,000.
Is Key Biscayne a buyer's or seller's market?
Key Biscayne is currently a buyer's market. Its market pulse — pending sales divided by active listings — is 0.21; readings at or above 0.60 favor sellers and below 0.40 favor buyers.
How many homes are for sale in Key Biscayne?
There are 138 active for-sale listings in Key Biscayne as of snapshot 2026-W45, updated weekly.
How long do homes take to sell in Key Biscayne?
Homes in Key Biscayne spend a median of 127 days on market.
What is the price per square foot in Key Biscayne?
The median list price per square foot in Key Biscayne is $1,058.
What share of Key Biscayne homes are owner-occupied?
About 39.7% of homes in Key Biscayne are owner-occupied (homestead), per public property records.
How often do homes sell in Key Biscayne?
About 40.9% of homes in Key Biscayne have changed hands over the past decade — roughly 4.1% per year — based on qualified arm's-length sales in public deed records.
How long do homeowners typically own in Key Biscayne?
Homeownership in Key Biscayne skews long-term: only about 41% of homes had a qualified sale in the past decade, so roughly 59% of owners have held 10+ years, per public deed records.
Are home prices in Key Biscayne rising or falling?
The median sale price in Key Biscayne is $1.68M, up 21.7% year over year and the median price per square foot is up 13.8%. Figures compare the trailing 90 days to the same period a year earlier.
How much housing inventory does Key Biscayne have?
Key Biscayne has about 7.3 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-W45.