BISC GARDENS
Homes for Sale in Miami, FL
True comps, carrying-cost math, and listings before the portals.
Market Heat
Photo via miami
BISC GARDENS is pricing on a per-square-foot basis right now, with the median landing at $760,000 and a price-per-square-foot figure just over $390. That combination points to a market where condition and layout are doing more work than any single headline number — buyers are pricing the square footage, not chasing a number on a sign.
The year-over-year figure is down 8.4%, and the market heat score of 31 confirms this is a cooler, buyer-leaning window rather than a bidding-war environment. Homes are taking just over 36 days to find a contract on average, which is enough time for a serious buyer to do real diligence without feeling rushed, and enough time for a seller to need a defensible number from day one rather than an aspirational one.
BISC GARDENS right now
🔴 Off the recent peak. The trailing-12-month median ($760K) is down 8.4% from the prior 12 months ($830K). With about a dozen sales a year, a single closing can swing this number, so read the level and the decade, not one year's move.Momentum Research, record-level miami closed sales, 12-month windows ending July 20. Confidence: Medium (20 and 14 sales in the two windows).
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Updated July 20, 2026 · Live data: miami, refreshed twice daily · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
The 60-Second Overview
BISC GARDENS market snapshot (as of July 20, 2026): the median sale price is about $760K ($390 per sq ft over the trailing 12 months of closed sales), and a median 37 days on market for closed sales. The trailing-12-month median is down 8% from the prior 12 months, computed from record-level miami closed sales (20 closings in the current window).
BISC GARDENS sits in Miami-Dade County, with recent activity showing a median sale price of $760,000 against a backdrop of softening year-over-year pricing — a market currently favoring buyers who do their homework over sellers testing the top of the range.
The setting & the homes.
Aerial and on-site photos of BISC GARDENS. Swipe to explore the community.
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BISC GARDENSPhotos from miami listings in BISC GARDENS; content deemed reliable but not guaranteed.
Who BISC GARDENS is best for.
Best for
- Buyers with a defined budget near the mid-$700s who want negotiating leverage in a cooling market
- Buyers comparing price-per-square-foot across listings rather than fixating on one comp
- Sellers who can price to current trend data and are not anchored to last year's peak numbers
Probably not for
- Buyers who need a fast close in a competitive-offer environment
- Sellers expecting last year's pricing to hold without adjustment
- Buyers seeking a community with an established amenity package, since none is currently identified from MLS listings
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 closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($760K) IS the median in the snapshot above, and the move from 2025 ($830K) IS the -8.4% one-year change.
Windows contain 0 to 21 sales each (20 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 2015 through 2026. Deemed reliable but not guaranteed.
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).
BISC GARDENS Market Scorecard
BISC GARDENS is currently a balanced market., and homes go under contract in about 31 days.
Go deeper: ZIP market scorecard · county scorecard · true cost calculator · affordability calculator.
Live data: miami, refreshed twice daily. Market metrics only; these describe homes for sale and recent sales, not residents.
Homes For Sale Right Now in BISC GARDENS
Live MLS inventory for BISC GARDENS. Every active listing, what is under contract right now, and the last 12 months of closed sales, refreshed twice a day. Closed comps beat an algorithm's guess every time.
Active and pending BISC GARDENS listings as of 2026-08-19, priced high to low. Based on information from the Southeast Florida Multiple Listing Service (SEFMLS) or from MIAMI Association of REALTORS(R) for the period 2015 through 2026. Tap any home to ask about it.
The BISC GARDENS buying strategy.
If we were buying in BISC GARDENS 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 BISC GARDENS.
What the numbers are actually saying
A median days-on-market figure just over 36 days, paired with a market heat score of 31, tells a consistent story: this is not a market where homes move the moment they hit the feed. That gap gives buyers room to negotiate on price or terms, and it means sellers who price against last year's peak rather than this year's trend will likely sit longer than they expect.
The 8.4% year-over-year decline is the number worth sitting with. It does not mean the market has collapsed — with only a modest window of closings feeding this snapshot, month-to-month swings can look sharper than the underlying trend. But it does mean pricing strategy matters more here right now than it did a year ago, and comparable, recent closings should carry more weight than list-price anchoring.
The location and the amenities are priced into every listing in BISC GARDENS. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a market with a modest closings window and a cooling trend line, the data itself requires interpretation — a single median price or days-on-market figure can mislead if read in isolation. We track how BISC GARDENS is actually trading in real time, not how it traded a year ago, and we build offers and listing strategies around that current read rather than a stale comp sheet.
BISC GARDENS in 15 seconds.
HOA, CDD & Fees
- Mandatory HOA — confirm current dues
- 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 BISC GARDENS 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 BISC GARDENS sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in BISC GARDENS, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your BISC GARDENS home worth?
Get a no-obligation home value based on real comparable sales in BISC GARDENS, 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 BISC GARDENS on the map →
Frequently Asked Questions
What is the median home price in BISC GARDENS?
How long do homes in BISC GARDENS take to sell?
Do cash buyers compete in BISC GARDENS?
Who is the best real estate agent for BISC GARDENS?
How do I find a top Miami real estate agent who knows BISC GARDENS?
Can Momentum Realty connect me with an agent for BISC GARDENS?
Should you buy in BISC GARDENS?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Community market stats | miami closed sales, 12-month windows ending July 20, 2026 |
| Under-contract shares | miami records, as of 2026-07-18 |
| Historical depth | Closed-sale records back to 2015 (155 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 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 member average and 8 days faster, and we’ll price yours against live your area comps.
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See how BISC GARDENS fits the bigger picture — live prices, inventory, and Momentum Scores: