33149 (Key Biscayne)
Housing Market & Home Values
Median sale price $1,490,000, up 18.0% year over year, with homes going under contract in about 77 days, 61 homes on the market.
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Housing Market Analyst
18% of listed homes are already under contract. Prices are up 18.0% versus the prior year and sellers are still collecting 93.0% of asking. Taken together, the data points to a broadly balanced market where preparation decides who wins.
Who has leverage right now
Leverage scores are derived from the Momentum Score (supply, demand, speed, pricing power, and trend). Right now the data favors neither side decisively.
- Inventory — building over the tracked window; watch whether that holds through the season.
- Negotiating power — buyers gain ground as 18% of inventory sits under contract.
- Mortgage sensitivity — at 7.6× income, this market is highly sensitive to rate moves; rate relief tends to show up in demand here quickly.
Derived from current 33149 data, not a prediction or guarantee. Markets move; talk to an agent before acting on any single reading.
Where 33149 is hot — and where it isn't
Each dot is a community (22 shown, sized by sales volume rank). Click any dot to open its full neighborhood guide.
The read on 33149 (Key Biscayne)
The median sale price across 33149 currently stands at $1,490,000, up 18.0% from a year ago. Buyers are paying a median of $921 per square foot. The typical home goes under contract in about 77 days. Sellers are capturing 93.0% of their original asking price on average.
There are 61 active listings on the market, with 13 more already under contract.
Zillow's home value index for Miami-Dade County stands at $521,011. About 16% of listings county-wide have taken a price cut — a useful gauge of seller flexibility.
Weighing supply, demand, speed, pricing power, and trend together, the Momentum Score for 33149 is 49 of 100 — buyer's opportunity territory. This page recalculates every day as new MLS data lands, so the numbers above reflect the market as of October 5, 2026.
33149 since 2012 — and where it’s heading
A median home here sold for $1,880,791 in 2012 and $2,465,885 over the last recorded year — 31% appreciation across 14 years of recorded sales.
Median sale price · 2012–2026 (1,770 recorded sales)
Days on market by year
Home value trend · Miami-Dade County (Zillow ZHVI)
For-sale inventory · county (Zillow)
Daily active vs pending · Miami-Dade County (MLS)
Median price · daily recalculation
What’s driving 33149
Top inbound states: NY, CA, TX, NJ. Movers arriving report ~$127,200 average income. Source: IRS SOI county-to-county migration, 2022-2023
56,357 Citizens policies in force in Miami-Dade County — the state-backed insurer of last resort. Budget insurance into any Miami-Dade purchase before you fall in love with a house. Source: Citizens Property Insurance, Detail by County, April 2026
2,666 single-family · 13,869 multi-family · 6.2 per 1,000 residents. Future supply pressure starts here. Source: U.S. Census Bureau, Building Permits Survey, 2025
The calls we’re making from today’s data
The sharpest 1-yr median swing among tracked communities. Thin samples can exaggerate swings — verify with a comp analysis before treating it as trend.
Both sides have a case: buyers should negotiate on days-on-market, sellers should lean on the under-contract rate. Preparation, not the market, decides who wins a balanced tape.
Generated from today’s data by Momentum’s analysis engine and reviewed on a rolling basis by our broker team.
Nearby ZIP codes in Miami-Dade
| Market | Median | Active | Score | |
|---|---|---|---|---|
| 33149 ← this page | $1.49M | 61 | 49 | |
| 33160 | $455K | 1,312 | 39 | Open → |
| 33131 | $628K | 810 | 46 | Open → |
| 33140 | $570K | 727 | 45 | Open → |
| 33180 | $485K | 615 | 36 | Open → |
| 33130 | $601K | 507 | 33 | Open → |
Neighborhoods on the move
| TROPICAL ISLE HOMES SUB 4Key Biscayne | $5.24M | ▲ 59% |
| COMMODORE CLUB WEST CONDOKey Biscayne | $1.04M | ▲ 30% |
| TOWERS OF KEY BISCAYNE COKey Biscayne | $1.49M | ▲ 16% |
| THE EMERALDBAY @ KEY COLOKey Biscayne | $1.40M | ▲ 15% |
| BISCAYNE KEY ESTATESKey Biscayne | $3.49M | ▲ 5% |
| BISCAYNE KEY ESTATESKey Biscayne | $3.49M | ▼ 5% |
| THE EMERALDBAY @ KEY COLOKey Biscayne | $1.40M | ▼ 15% |
| TOWERS OF KEY BISCAYNE COKey Biscayne | $1.49M | ▼ 16% |
| COMMODORE CLUB WEST CONDOKey Biscayne | $1.04M | ▼ 30% |
| TROPICAL ISLE HOMES SUB 4Key Biscayne | $5.24M | ▼ 59% |
| BISCAYNE KEY ESTATESKey Biscayne | $3.49M | 7 |
| COMMODORE CLUB SOUTH CONDKey Biscayne | $1.20M | 7 |
| OceanaKey Biscayne | $8.38M | 7 |
| TROPICAL ISLE HOMES SUB 4Key Biscayne | $5.24M | 6 |
| COMMODORE CLUB WEST CONDOKey Biscayne | $1.04M | 5 |
| THE EMERALDBAY @ KEY COLOKey Biscayne | $1.40M | 23 days |
| TOWERS OF KEY BISCAYNE COKey Biscayne | $1.49M | 60 days |
| COMMODORE CLUB WEST CONDOKey Biscayne | $1.04M | 61 days |
| TROPICAL ISLE HOMES SUB 4Key Biscayne | $5.24M | 62 days |
| COMMODORE CLUB SOUTH CONDKey Biscayne | $1.20M | 95 days |
Cities in this ZIP
Most active communities
Put this data to work
The questions people actually ask
Should I buy a house in 33149 right now?
The data says conditions currently favor neither side decisively in 33149 — the Momentum Score reads 49/100. For buyers that means preparation over hesitation: well-priced homes still move fast, but there is more room to negotiate than a year ago. The right timing always depends on your rate, your equity, and how long you plan to stay — not just the market.
Is 33149 becoming more affordable?
No — the median sale price in 33149 is $1,490,000, up 18.0% versus the prior year, while sellers still capture 93.0% of asking price. Rising prices mean waiting has a cost; affordability hinges mostly on your rate.
Where are prices falling fastest in 33149?
Among tracked communities with enough sales to measure, the sharpest 1-year median declines are BISCAYNE KEY ESTATES (5%); THE EMERALDBAY @ KEY COLO (15%); TOWERS OF KEY BISCAYNE CO (16%). Note that community-level medians move on small sale counts — a few high- or low-end closings can swing them — so treat these as leads for a comp analysis, not verdicts.
Which 33149 neighborhoods are most competitive?
Measured by speed of sale, the fastest-moving tracked communities right now are THE EMERALDBAY @ KEY COLO (23 days); TOWERS OF KEY BISCAYNE CO (60 days); COMMODORE CLUB WEST CONDO (61 days) — homes there go under contract well ahead of the market-wide pace of 77 days.
33149 (Key Biscayne) housing market FAQ
How is the housing market in 33149 right now?
As of October 5, 2026, the 33149 housing market is roughly balanced: the median sale price is $1,490,000 (up 18.0% year over year), 61 homes are for sale, and the typical home goes under contract in about 77 days.
How much is a house in 33149?
The median home sold for $1,490,000 in 33149 over the last 12 months, about $921 per square foot; asking prices on the 61 current listings run from well below to well above that, and the community pages linked below show what each neighborhood actually sells for.
Is it a good time to sell a house in 33149?
By the numbers, sellers in 33149 are getting 93.0% of asking price and going under contract in about 77 days. Whether it is a good time for you depends on what you paid and where you are going next, which is a conversation with an agent, not a chart.
What is the 33149 housing market forecast?
Momentum Realty publishes the recorded trend, not a prediction: 33149 median sale prices are up 18.0% year over year, and 18% of listings are under contract. The charts on this page update with every MLS refresh, so the direction shows up here before any forecast catches it.
What is the median home price in 33149?
The median sale price in 33149 is currently $1,490,000, up 18.0% from a year ago, based on MLS sales data updated October 5, 2026.
Is 33149 a buyer's or seller's market right now?
The data currently is roughly balanced. 33149 scores 49 of 100 on the Momentum Score. Conditions change; this page updates daily.
How long do homes take to sell in 33149?
The typical home in 33149 goes under contract in about 77 days, per current MLS data.
How many homes are for sale in 33149?
There are approximately 61 active listings in 33149 as of October 5, 2026.
Are home prices in 33149 rising or falling?
Median sale prices are up 18.0% year over year based on a rolling comparison of MLS sales.
Momentum agents use this intelligence every day to price listings and write winning offers across 33149 (Key Biscayne). Talk through what the numbers mean for your move.
Every number on this page is computed directly from licensed Florida MLS feeds, recorded public sales, Zillow Research, and U.S. Census data — nothing is manually adjusted or estimated by hand. Medians use recorded closed sales; supply figures use live listing counts refreshed twice daily; the Momentum Score methodology is summarized .
Analyst oversight: Jon Brooks — Co-Founder, Momentum Realty · CEO, Momentum Research · Housing Market Analyst · methodology reviewed quarterly · Last data refresh: October 5, 2026 at 1:44 PM ET
Statistics on this page are computed automatically from licensed MLS feeds and public data sources (Zillow Research, U.S. Census Bureau) and summarized without manual review. Figures are estimates based on recent recorded activity, are deemed reliable but not guaranteed, and should be verified with a licensed agent before making decisions. This page does not constitute an appraisal or an automated valuation of any specific property. Momentum Realty is licensed in Florida and Georgia. Equal Housing Opportunity.