Bellevue Biscayne
Homes for Sale in Miami-Dade County, FL
True comps, carrying-cost math, and listings before the portals.
Over the 12 months ending 2026-07-20, 3 recorded sales closed at a median of $1,300,000, $682 per square foot, a median 30 days on market, sellers accepting 99% of original asking. At the median price and Miami-Dade County's FY2025-26 rate of 17.59 mills, annual property tax runs about $22,870 ($22,160 with the full homestead exemption).
Three closings is a thin sample, and that matters here: a median price of $1,300,000 and a median price per square foot of $681.64 are both being set by a small handful of sales, not a deep, tested market. Treat these numbers as a snapshot of recent activity rather than a settled price floor or ceiling for the community.
At just over 30 days median time on market, homes here are not sitting, but they are not moving instantly either. With so few closings to anchor pricing, sellers should lean on a tight, defensible comp set rather than the headline median, and buyers should expect some room to negotiate on condition and terms rather than assume the price is fixed.
The 60-Second Overview
Bellevue Biscayne market snapshot (as of July 20, 2026): the median sale price is about $1.30M ($682 per sq ft over the trailing 12 months of closed sales), and a median 30 days on market for closed sales.
Bellevue Biscayne is a Miami-Dade County community currently showing a small number of closings, with pricing concentrated at the higher end on a per-square-foot basis.
Who Bellevue Biscayne is best for.
Best for
- Buyers focused on a specific property here who are prepared to evaluate it on its own condition and finish rather than a neighborhood average
- Sellers with a well-maintained or updated home who can support a premium per-square-foot price with direct, recent comps
- Buyers or sellers working with an agent willing to build a comp set property by property given the low closing volume
Probably not for
- Buyers who want a large sales history to validate pricing before making an offer
- Buyers or sellers expecting shared community amenities as part of the value proposition, since none are identified in current listings
- Anyone needing a fast, high-volume market with frequent recent closings to benchmark against
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending July 20 of each year, from record-level MIAMI MLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($1.30M) IS the median in the snapshot above.
Windows contain 0 to 4 sales each (3 in the current window); every figure carries its sample size, and thin markets swing on single closings. Based on information from the Southeast Florida Multiple Listing Service (SEFMLS) or from MIAMI Association of REALTORS(R) for the period 2012 through 2026. Deemed reliable but not guaranteed.
The real cost & risk here
Before the list price, the Florida math the portals skip. These are Miami-Dade County typicals — your exact home, flood zone, and insurance quote will vary, so verify each before you offer.
Check it for your address: look up your flood zone (FEMA) · insurance by county · true-cost calculator · Miami-Dade County scorecard.
County typicals from Momentum’s Florida housing data (Zillow & Realtor.com aggregates, Census, FRED), updated monthly; insurance modeled. Flood zone is property-specific — always confirm via FEMA.
50% of homes for sale in ZIP 33161 are already under contract (under contract ÷ under contract + active listings) — a read on how much of the available inventory buyers have already claimed. Source: MLS data (2026-07-18).
The Bellevue Biscayne buying strategy.
If we were buying in Bellevue Biscayne today, this is the order of operations we would run for our clients.
Underwrite the condition first. Price the roof, HVAC, and systems honestly before judging any list price; condition swings value here more than square footage alone.
Match the home to real comps. Recent sales of similar condition and lot, not the asking price, tell you what a home is worth.
Move deliberately, not desperately. Neither side has a decisive edge, so a well-prepared, fairly-priced offer wins without overpaying.
Line up financing and inspection early. A pre-approval and an inspection plan let you act fast and negotiate from evidence.
Keep an agent in your corner. The listing agent works for the seller; we represent you and prepare a hand-built valuation before any offer in Bellevue Biscayne.
A thin market at a high price point
The math here is straightforward but the sample behind it is small. A $681.64 median price per square foot alongside a $1,300,000 median price points to a market where finish level, layout, and lot or unit specifics likely swing value more than broad neighborhood trends, simply because there have not been enough recent sales to average those swings out.
No community amenities were identified from current MLS listings, so anything beyond the home itself, location, structure, views, proximity, needs to be confirmed directly rather than assumed. That is not unusual in a niche or lower-volume segment of a larger market, but it does mean the price is being driven by the property, not by a shared amenity package.
The location and the amenities are priced into every listing in Bellevue Biscayne. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a community with only a handful of recent closings, the median price and price per square foot can be misleading if read at face value. We pull the underlying comps property by property, weigh condition and specifics against the small sample, and price or offer accordingly, rather than anchoring to a headline number that three sales happen to produce.
Bellevue Biscayne in 15 seconds.
HOA, CDD & Fees
- HOA status not on record. Verify any dues before you offer
- Any club/amenity membership is billed separately
Confirm the current HOA dues, exactly what they cover, and any CDD bond or special assessment for a specific address before you offer.
Tools for a Bellevue Biscayne buy.
Free calculators to pressure-test the real cost before you tour.
Selling here is won on condition and pricing to real comps, not an automated estimate. The right number comes from closed Bellevue Biscayne sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Bellevue Biscayne, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Bellevue Biscayne home worth?
Get a no-obligation home value based on real comparable sales in Bellevue Biscayne, not an automated guess. Tell us about your home and we will personally prepare your numbers and a pricing strategy. No obligation, no spam.
See homes for sale in Bellevue Biscayne on the map →
Frequently Asked Questions
What is the median home price in Bellevue Biscayne?
How long do homes in Bellevue Biscayne take to sell?
Do cash buyers compete in Bellevue Biscayne?
Who is the best real estate agent for Bellevue Biscayne?
How do I find a top real estate agent who knows Bellevue Biscayne?
Can Momentum Realty connect me with an agent for Bellevue Biscayne?
Should you buy in Bellevue Biscayne?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Community market stats | MIAMI MLS closed sales, 12-month windows ending July 20, 2026 |
| Under-contract shares | MIAMI MLS records, as of 2026-07-18 |
| Historical depth | Closed-sale records back to 2012 (26 transactions analyzed) |
Verify the primary sources yourself: Florida DOR · U.S. Census · FEMA flood maps · Citizens Property Insurance.
Momentum Research figures are our own analysis of MIAMI MLS records; MLS data is deemed reliable but not guaranteed. Methodology: how Momentum market scores are computed. Market metrics describe homes for sale and recent sales, not residents.
Own a home here?
You just read the data. Now see what your home is worth.
The numbers on this page move markets in the aggregate. The number that matters to you is what a buyer pays for your address. Momentum sells for 1.25% above the MIAMI MLS member average and 8 days faster, and we’ll price yours against live your area comps.
Looking to buy here? Search homes for sale →
What’s your home worth in your area?
A real valuation with real comps from a local listing agent, not an instant algorithm. Response within one business day.
See how BELLEVUE BISCAYNE fits the bigger picture — live prices, inventory, and Momentum Scores: