MEDIAN SALE PRICE
$1.5M
▲ 3.4% YoY
MEDIAN $/SF
$990
▲ 11.0% YoY
ACTIVE INVENTORY
172
for sale
DAYS ON MARKET
95
▼ 24 days YoY
MONTHS OF SUPPLY
6.4
active ÷ 30d sales
MARKET PULSE
0.13
Buyer's market
Price cuts (trailing 30d): 16 · 9.3% of active · maturing to a full 30-day share
MEDIAN SALE PRICE OVER TIME
MARKET PULSE
key-biscayne
BUYER'S ADVANTAGE
Today 0.13 · Miami-Dade County 0.18
MARKET SUMMARY · 12 MONTHS
| Median sale price | $1.5M | |
| Median $/SF | $990 | |
| Median days on market | 95 | |
| Total sales (12mo) | 28 | |
| New listings (12mo) | 21 | |
| Sold ÷ list price | 95.0% | |
| Sold below list | 79% | |
| Sale-to-just-value | — | — |
| Owner-occupied | — | — |
TIER HEALTH · NEW VS. ABSORBED
| TIER | MEDIAN | NEW | ABS. | BALANCE |
| $5M+ | $8.95M | 3 | 3 | BALANCED |
| $2–5M | $3.47M | 7 | 3 | BUILDING 2.3:1 |
| $1–2M | $1.37M | 4 | 13 | SUPPLY-STARVED |
| Under $1M | $743K | 3 | 8 | SUPPLY-STARVED |
Fixed tiers per §2.2b · new = listed 30d · absorbed = closed 30d.
WHAT LISTING SITES CAN'T SEE PUBLIC RECORDS · RECORDED DEEDS
—
Owner-occupied (homestead)
—
Sale-to-just-value ratio
—
Homes sold, 10-yr
—
Effective tax rate
Median holding period & effective tax rate: modeling in progress — no levy or mortgage field in the county deed records yet, so we show “—” rather than an estimate.
TOP NBHDS · MEDIAN PRICE
| Cape Florida | $11.6M |
| Tropical Isle Homes | $6.72M |
| Biscayne Key Estates | $5.34M |
FASTEST SELLING · DOM
| Biscayne Key Estates | 113 |
| Tropical Isle Homes | 135 |
| Cape Florida | 217 |
NBHDS PERFORMANCE · $/SF
| Cape Florida | $1,949 |
| Tropical Isle Homes | $1,723 |
| Biscayne Key Estates | $1,547 |
RENTAL MARKET for-lease · separate from the for-sale figures above
$8,100/mo
Median asking rent
196
Active rentals
45
New listings (30d)
84
Median days on market
MARKET NARRATIVE
The for-sale market in Key Biscayne, Miami-Dade County, is carrying 172 active listings this week at a median list price of $2,862,500. Fresh supply arrived over the past month — 17 new listings — against 23 pending sales, putting the market pulse at 0.13, a buyer's market. Homes are taking a median of 95 days on market. For context, Miami-Dade County runs at a 0.18 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 $1.5M over the trailing 90 days, and the median list price is $2,862,500.
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 0.13; 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 172 active for-sale listings in Key Biscayne as of snapshot 2026-W32, updated weekly.
How long do homes take to sell in Key Biscayne?
Homes in Key Biscayne spend a median of 95 days on market.
What is the price per square foot in Key Biscayne?
The median list price per square foot in Key Biscayne is $990.
Are home prices in Key Biscayne rising or falling?
The median sale price in Key Biscayne is $1.5M, up 3.4% year over year and the median price per square foot is up 11.0%. 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 6.4 months of supply — active for-sale listings divided by the most recent 30 days of closed sales. Below roughly six months typically favors sellers; above it favors buyers.
Every figure above appears elsewhere on this page · snapshot 2026-W32.