Biscayne Bluff
Homes for Sale in Grand Island, FL
All 26 homes for sale in GRAND ISLAND, FL · median $369,500 · 25 homes for sale in 32735 · Lake County homes for sale
True comps, carrying-cost math, and listings before the portals.
As of September 2026, Biscayne Bluff in Grand Island, FL has 1 home for sale. As of September 2026, the MLS records 7 closed sales in Biscayne Bluff in Grand Island, FL since 2008, the most recent in May 2022. Across Grand Island as a whole, 66 homes closed in the last 12 months at a median of $329,900, 52 median days on market, with 17 homes for sale today. At that median and Lake County's FY2025-26 rate of 16.65 mills, annual property tax runs about $5,490 ($4,820 with the full homestead exemption).
The market around Biscayne Bluff
Biscayne Bluff is too small for its own price trend, so here is the market around it.
In ZIP 32735, 33 homes are on the market and 24% are under contract — a steady corner of Grand Island.
Across Lake County, 3,179 homes are active and 1,077 pending (25% under contract).
ZIP and county figures describe the wider market, not Biscayne Bluff specifically. Momentum Research analysis of MLS records.
22% of homes for sale in ZIP 32735 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 (2026-09-27).
BISCAYNE BLUFF Market Scorecard
BISCAYNE BLUFF is currently a thin data market. Limited supply, a median asking price of $589,000, and homes go under contract in about 45 days.
Typical home value in the 32735 ZIP is $321,802, about 5.8% below the Florida norm (Zillow Home Value Index).
Go deeper: ZIP market scorecard · county scorecard · true cost calculator · affordability calculator.
Live data: Stellar MLS, distributed by MLS GRID, refreshed twice daily. Typical value: Zillow Research. Market metrics only; these describe homes for sale and recent sales, not residents.
Homes For Sale Right Now in Biscayne Bluff
Live MLS inventory for Biscayne Bluff. 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 Bluff listings as of 2026-09-12, priced high to low. Based on Stellar MLS data distributed by MLS GRID for the period 2008 through 2022. Tap any home to ask about it.
Every Home for Sale in Biscayne Bluff Grand Island Right Now (1)
All 1 active and pending Biscayne Bluff Grand Island listings with a detail page, newest first, refreshed twice a day from the MLS.
- 37153 County Road 452 · $589,000 · 4 bd / 3 ba · listed Jul 27, 2026 · listed by Exp Realty Llc
Schools
- Lake County Public Schools
- Verify the zoned schools by address
- Magnet and choice options may be available
- Treadway Elem · Elementary
- Eustis Middle · Middle
- Eustis High School · High
Zoned schools reflect the assignments reported on recent Biscayne Bluff listings and can change; always confirm with Lake County Public Schools for a specific address.
Buying with schools in mind? We can confirm the exact zoned schools for any Biscayne Bluff address.
Shop the zone: Homes zoned for Eustis High School
The Biscayne Bluff buying strategy.
If we were buying in Biscayne Bluff 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 Bluff.
The location and the amenities are priced into every listing in Biscayne Bluff. The deal is won or lost on condition, the comps, and the renovation math.
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 Biscayne Bluff 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 Bluff sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Biscayne Bluff, 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 Bluff home worth?
Get a no-obligation home value based on real comparable sales in Biscayne Bluff, 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 all homes for sale in Grand Island →
Data sources & freshness
| Live listings | Stellar MLS, refreshed twice daily (last: September 12, 2026) |
| Under-contract shares | Stellar MLS records, as of 2026-09-08 |
| Historical depth | Closed-sale records back to 2008 (7 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 Stellar 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 Stellar MLS member average and 8 days faster, and we’ll price yours against live local 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 Biscayne Bluff fits the bigger picture — live prices, inventory, and Momentum Scores:
Common questions about Biscayne Bluff
Where is Biscayne Bluff?
Biscayne Bluff is a community in GRAND ISLAND, Lake County, Florida, ZIP 32735.
Are there homes for sale in Biscayne Bluff right now?
Yes - 1 active and 0 pending listings as of the last feed refresh (twice daily). They are listed on this page.
Does Biscayne Bluff have an HOA or CDD?
No HOA is on record for Biscayne Bluff in our data. Verify dues, what they cover, and any special assessment for a specific address before you offer.
Answers are generated from county property records, MLS feeds and the figures on this page, as of the page date; deemed reliable but not guaranteed.
More Grand Island & Lake County guides
Compare before you commit - every guide covers pricing, HOA/CDD, insurance posture, and fit. Browse all of Lake County or the full Neighborhood Finder.
Nearby Communities
Explore more neighborhoods near Biscayne Bluff with Momentum Realty’s local guides.