BISCAYNE BEACH-2ND ADDN
Homes for Sale in Miami Beach, FL
True comps, carrying-cost math, and listings before the portals.
Market Heat
Photo via miami
Biscayne Beach-2nd Addn trades at a median of $3,000,000, with price per square foot running just under $1,769. At this price point, the story is condition and finish level more than location alone — buyers here are paying for the specific property, not just the address, and the spread between a dated unit and a fully renovated one can be wide.
A median of 136 days on market, against flat year-over-year pricing, tells you this is not a market where sellers can lean on urgency. Pricing has to be right from listing day, and buyers who are patient and well-prepared have room to negotiate on terms, timeline, or closing costs rather than chase multiple offers.
BISCAYNE BEACH-2ND ADDN right now
🟡 Still climbing. The trailing-12-month median ($3M) is up 0.0% from the prior 12 months ($3M). With about 7 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 (7 and 7 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
BISCAYNE BEACH-2ND ADDN market snapshot (as of July 20, 2026): the median sale price is about $3M ($1769 per sq ft over the trailing 12 months of closed sales), and a median 136 days on market for closed sales. The trailing-12-month median is up 0% from the prior 12 months, computed from record-level miami closed sales (7 closings in the current window).
This is a small, high-price-point pocket of Miami-Dade where recent activity has been limited to a handful of closings, so each transaction carries more weight in reading the market than it would in a higher-volume community.
The setting & the homes.
Aerial and on-site photos of BISCAYNE BEACH-2ND ADDN. Swipe to explore the community.
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BISCAYNE BEACH-2ND ADDNPhotos from miami listings in BISCAYNE BEACH-2ND ADDN; content deemed reliable but not guaranteed.
Who BISCAYNE BEACH-2ND ADDN is best for.
Best for
- Buyers with a defined budget near the $3,000,000 median who are focused on a specific property rather than area comparables.
- Buyers comfortable with a longer purchase timeline, given a median of 136 days on market.
- Cash or well-qualified buyers who can move decisively once the right unit is identified in a low-volume market.
Probably not for
- Buyers who want documented on-site amenities confirmed before narrowing a search.
- Buyers expecting quick appreciation signals — year-over-year pricing here has been flat.
- Buyers who rely on a large pool of recent comps to validate an offer price.
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 ($3M) IS the median in the snapshot above, and the move from 2025 ($3M) IS the +0.0% one-year change.
Windows contain 0 to 22 sales each (7 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 2013 through 2026. Deemed reliable but not guaranteed.
0% of homes for sale in ZIP 33141 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).
BISCAYNE BEACH-2ND ADDN Market Scorecard
BISCAYNE BEACH-2ND ADDN is currently a balanced market., and homes go under contract in about 41 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 BISCAYNE BEACH-2ND ADDN
Live MLS inventory for BISCAYNE BEACH-2ND ADDN. 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 BISCAYNE BEACH-2ND ADDN 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 2013 through 2026. Tap any home to ask about it.
The BISCAYNE BEACH-2ND ADDN buying strategy.
If we were buying in BISCAYNE BEACH-2ND ADDN 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 BISCAYNE BEACH-2ND ADDN.
A slow, price-per-square-foot market
With only seven closings feeding the current snapshot, this is not a data-rich community — trends here should be read as directional, not statistical. The market heat score of 30 signals a market tilted toward buyers: listings are sitting, and pricing power has not shifted meaningfully in either direction over the past year.
At a median of $3,000,000 and roughly $1,769 per square foot, valuation is sensitive to unit-level factors — layout, view, renovation status — more than broad market momentum. No community amenities are listed from current MLS data, so anyone evaluating a specific unit here should verify building-level amenities and any association details directly rather than assume them from the area name.
The location and the amenities are priced into every listing in BISCAYNE BEACH-2ND ADDN. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a market this thin on closings and this slow on days-on-market, pricing a listing or structuring an offer requires reading individual comps carefully rather than trusting a broad trend line. We walk both buyers and sellers through what the seven recent closings actually say — and don't say — before setting a number.
BISCAYNE BEACH-2ND ADDN 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 BISCAYNE BEACH-2ND ADDN 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 BISCAYNE BEACH-2ND ADDN sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in BISCAYNE BEACH-2ND ADDN, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your BISCAYNE BEACH-2ND ADDN home worth?
Get a no-obligation home value based on real comparable sales in BISCAYNE BEACH-2ND ADDN, not an automated guess. Tell us about your home and we will personally prepare your numbers and a pricing strategy. No obligation, no spam.
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Recent Developments in Biscayne Beach 2nd Addn
Development, infrastructure, retail, and school activity affecting Biscayne Beach 2nd Addn, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated August 2026.
- July 2026Development
Two-tower Gwen Cherry Residences slated for 170 NE 67th Street
Redwood Development Co. and Magasi, in partnership with Miami-Dade County, planned Gwen Cherry Residences, a 154-unit development across two towers of 11 and 10 stories at 170 NE 67th Street on a 1.6-acre site. The project includes 233 parking spaces and 7,700 square feet of ground-floor retail, replacing aging public housing from the 1970s that holds 24 units.
What it may mean for the marketReplaces older low-density public housing with two mid-rise towers, expanding the unit count on the site and adding ground-floor retail and structured parking. The project is about 2 miles north of Biscayne Beach 2nd Addn, elsewhere in Miami-Dade County.
Source: Florida YIMBY - July 2026Development
Construction permits filed for two-tower Biscayne 18 in Edgewater
Melo Group filed construction permit applications with the City of Miami for Biscayne 18, a two-tower project with 1,178 residential units at 1825 Biscayne Boulevard in Edgewater. The towers reach about 465 feet across 45 stories, with an estimated construction cost of $321 million and space for office, retail, and a banquet hall.
What it may mean for the marketMoves a large two-tower residential project toward construction in Edgewater, adding more than a thousand units plus office and retail space along the Biscayne Boulevard corridor. The site is about 1 mile southwest of Biscayne Beach 2nd Addn.
Source: Florida YIMBY - July 2026Development
OKO Lilli condo tower nabs Miami review board approval in Edgewater
The Miami Urban Development Review Board recommended approval for OKO Group's OKO Lilli, a 53-story tower with 117 units at 717 Northeast 27th Street in Edgewater. Plans include a 350-foot public baywalk, an eight-story garage with 244 spaces, and Aman-curated amenities.
What it may mean for the marketAdds a high-rise condo tower and a public baywalk to the Edgewater bayfront, expanding the local housing supply and waterfront access along Biscayne Bay. The site is less than a mile west of Biscayne Beach 2nd Addn.
Source: The Real Deal - July 2026Development
619 Brickell by Nobu condo tower wins review board approval
The Miami Urban Development Review Board recommended approval for 619 Brickell by Nobu, a 75-story tower with 321 units from 13th Floor Investments and Key International at 619 Brickell Avenue. The design by Foster and Partners and Sieger Suarez preserves First Miami Presbyterian Church and adds ground-floor commercial space and a public baywalk.
What it may mean for the marketAdds a branded ultra-tall condo tower to the Brickell waterfront while preserving an existing church, expanding luxury housing and adding public baywalk and commercial space. The project is about 3 miles south of Biscayne Beach 2nd Addn, elsewhere in Miami-Dade County.
Source: The Real Deal - July 2026Development
Foundation pour completed for Twenty Sixth and 2nd Wynwood Residences
Developers PMG and LNDMRK Development completed foundation work and began vertical construction on Twenty Sixth and 2nd, an 8-story building with 233 residences at 2600 NW 2nd Avenue in Wynwood. The project includes about 26,000 square feet of ground-floor retail and over 32,000 square feet of amenities, with completion expected in the second quarter of 2028.
What it may mean for the marketAdvances a new mid-rise rental building with ground-floor retail in the Wynwood district, adding housing units and street-level commercial space as vertical construction begins. The site is about 1 mile west of Biscayne Beach 2nd Addn.
Source: Florida YIMBY - May 2026Development
Miami Beach board approves Terra's 106-unit luxury condo tower at 1250 West Avenue
Miami Beach's Design Review Board granted unanimous approval for a 330-foot condo tower with 106 units at 1250 West Avenue, developed by Terra Group with RG Development Group and GV Development. The building would replace a 15-story, 238-unit condo constructed in 1964 and include two penthouses with rooftop pools and ground-floor commercial space.
What it may mean for the marketAdds a new luxury condo tower to the West Avenue corridor, replacing an aging mid-century building with a taller structure and ground-floor retail space, reshaping the bayfront skyline and local housing stock. The project is about 2 miles southeast of Biscayne Beach 2nd Addn, elsewhere in Miami-Dade County.
Source: The Real Deal
Summaries reflect public reporting and official sources linked above as of the dates shown. Project details, timelines, and approvals can change. Commentary on potential market effects is general observation, not investment advice or a prediction for any specific property. For the freshest items across the whole region, see This Week in Northeast Florida.
Frequently Asked Questions
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How long do homes in BISCAYNE BEACH-2ND ADDN take to sell?
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Should you buy in BISCAYNE BEACH-2ND ADDN?
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 2013 (86 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.
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