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Biscayne Bluff in GRAND ISLAND

Biscayne Bluff
Homes for Sale in GRAND ISLAND, FL

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Community in GRAND ISLAND · Lake County · ZIP 32735
29 homesBuilt 2006–2009
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True comps, carrying-cost math, and listings before the portals.

Built fromLive Stellar MLS data18 years of closingsFL DOR public recordsUpdated twice daily
Live · Biscayne Bluff Housing Pulse Stellar MLS + public records Analysis by Momentum Realty · $3.5B+ sold · 10,000+ customers served · Top 1% in Florida (RealTrends)
Tempo
0%
Under contract
Lake: 26% (1,105 of 4,329)
1 · 0
For sale · pending
live counts, refreshed twice daily
Ownership and context
76%
Owner-occupied · Biscayne Bluff
22 of 29 parcels homesteaded (FL DOR 2025)
24%
Non-owner-occupied · Biscayne Bluff
incl. 10% trust or LLC-held · 7% out-of-state
29
Homes in the community
29 residential parcels (FL DOR 2025)
Track record · 18 years of records
Est. 2006
Community established
homes built 2006-2009, median 2006 (FL DOR 2025)
1
Failed listings · 2026
peaked at 2 in 2022
The Area Market

The market around Biscayne Bluff

Biscayne Bluff is a small community — 9 recorded sales on file, most recently in 2026 — too few for its own price trend. Here is the market around it.

In ZIP 32735, 36 homes are on the market and 28% are under contract — a steady corner of GRAND ISLAND.

Across Lake County, 3,224 homes are active and 1,105 pending (26% under contract).

Homes here are single family residence.

ZIP and county figures describe the wider market, not Biscayne Bluff specifically. Momentum Research analysis of MLS records.

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.

37153 COUNTY ROAD 452 home for sale in Biscayne BluffActive · 45 daysTop listing
$589,000
4 bd · 3 ba · 2,586 sqft · built 1987
37153 COUNTY ROAD 452, GRAND ISLAND, 32735
Listed by EXP REALTY LLC

Active and pending Biscayne Bluff listings as of 2026-09-02, 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.

Schools

In short
  • 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.

The Strategy

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.

1

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.

2

Match the home to real comps. Recent sales of similar condition and lot, not the asking price, tell you what a home is worth.

3

Move deliberately, not desperately. Neither side has a decisive edge, so a well-prepared, fairly-priced offer wins without overpaying.

4

Line up financing and inspection early. A pre-approval and an inspection plan let you act fast and negotiate from evidence.

5

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 Deep Dive

A closer look at the Biscayne Bluff market

The housing stock is 29 homes built between 2006 and 2009, and 76% of parcels are homesteaded — the owner-occupancy proxy in the Florida DOR assessment roll.

“

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.

Jon Brooks · Founder, Momentum Realty

HOA, CDD & Fees

In short
  • 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.

Run Your Numbers

Tools for a Biscayne Bluff buy.

Free calculators to pressure-test the real cost before you tour.

Mortgage paymentPrincipal, interest, taxes, and insurance on a specific price.Property taxLake County millage and the homestead picture.Rent vs buyThe breakeven on owning in Biscayne Bluff.Save Our HomesProject your homestead tax cap over time.
The takeaway

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.

Selling in Biscayne Bluff

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 homes for sale in Biscayne Bluff on the map →

Real comps, not an automated estimate.

BISCAYNE BLUFF Market Scorecard

Thin data

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.

n/a
Months supply
$589,000
Median list
n/a
Median sold
$228
Per sqft
45
Days on mkt
1/0/0
Active/Pend/Sold

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.

Frequently Asked Questions

How many homes are in Biscayne Bluff?
The Florida DOR 2025 assessment roll shows 29 homes in Biscayne Bluff (public records).
What share of Biscayne Bluff is owner-occupied?
76% of Biscayne Bluff parcels carry a homestead exemption on the 2025 Florida DOR roll, the owner-occupancy proxy in public records.
When were the homes in Biscayne Bluff built?
Homes in Biscayne Bluff were built between 2006 and 2009, with a median year built of 2006 (FL DOR 2025 roll).
Who is the best real estate agent for Biscayne Bluff?
The best agent for Biscayne Bluff is one who actively works GRAND ISLAND and knows the community's pricing, fees, and current inventory. Tell us what you're looking for in the form on this page and Momentum Realty will match you with a local specialist for Biscayne Bluff.
How do I find a top GRAND ISLAND real estate agent who knows Biscayne Bluff?
Share a few details in the form on this page. Momentum Realty has 320+ agents and more than $3.5B in closed sales, and we'll connect you with one who knows Biscayne Bluff and the wider GRAND ISLAND area.
Can Momentum Realty connect me with an agent for Biscayne Bluff?
Yes. Use the form on this page and we'll introduce you to a local specialist who can guide your Biscayne Bluff purchase or sale - no call center and no pressure.

Nearby Communities

Explore more neighborhoods near Biscayne Bluff with Momentum Realty’s local guides.

Biscayne Heights Sub Grand Island0.4 mi awayWindy Ridge Sub Grand Island0.4 mi awayGroves At Grand Island Grand Island0.7 mi awayBrendenwood Sub Grand Island0.8 mi awayGrand Isle Grand Island0.9 mi awayGrand Island Oaks Grand Island0.9 mi awayGrand Island Reserve Grand Island0.9 mi awayEustis Grand Island Reserve Grand Island1.0 mi away

Browse all neighborhood guides →

Data sources & freshness

Live listingsStellar MLS, refreshed twice daily (last: August 2, 2026)
Housing stock & ownershipFlorida DOR assessment roll (community parcel extract)
Under-contract sharesStellar MLS records, as of 2026-08-01
Historical depthClosed-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 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.

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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.

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