Biscayne Heights
Homes for Sale in Grand Island, FL
True comps, carrying-cost math, and listings before the portals.
As of September 2026, the MLS records 12 closed sales in Biscayne Heights in Grand Island, FL since 2014, the most recent in March 2026. Across Grand Island as a whole, 61 homes closed in the last 12 months at a median of $329,900, 52 median days on market, with 16 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).
Biscayne Heights Phase II is a compact, built-out pocket of 71 homes in Grand Island, put up between 1996 and 2007 with the median home dating to 2003. That tight construction window means you are largely comparing like against like on layout and era, so what sets one price apart from another here is condition, updates, and lot rather than any dramatic difference in size or vintage. The median living area sits at roughly 1,720 square feet, which tells you this is a middle-of-the-road, single-family scale community, not a mix of tiny and sprawling.
With homestead occupancy near 87%, this is an owner-held neighborhood where turnover is thin. That works in a seller's favor when a well-kept home does list, since there are few competing options at any given moment. For buyers it means patience: inventory trickles rather than floods, and the homes that do come up tend to reflect how the current owner maintained them. Price the update-driven differences correctly and homes here move; overprice a dated interior against a renovated comp and it sits.
Nearby homes for sale
No active listings inside Biscayne Heights Ph Ii Sub right now. These are the 6 closest homes on the market, by straight-line distance from the community's center; some may sit just outside its boundary.
Listing data from the MLS feeds named on each listing page; deemed reliable but not guaranteed. Refreshed nightly.
The 60-Second Overview
A small, fully built-out subdivision of 71 homes in Grand Island, Lake County, with a narrow early-2000s construction era and a strong owner-occupied base that keeps resale supply tight.
Stellar MLS sales records identify 118 homes in Biscayne Heights that have changed hands since 2004, built between 1996 and 2014 (median 2003), with a median living area of about 1,697 sq ft and a typical 3-bedroom, 2-bath layout; 100% are single-family homes. Source: Stellar MLS closed-sale history compiled by Momentum Research; counts reflect homes with a recorded MLS sale, not every home in the community.
Pre-construction details are compiled from public records, builder announcements and builder listings, and are subject to change without notice; figures are deemed reliable but not guaranteed. Momentum Research figures are our own analysis. This page describes homes, pricing and community attributes, not residents.
Who Biscayne Heights is best for.
Best for
- Long-term owner-occupants who value a stable, built-out neighborhood over rapid turnover
- Buyers targeting a mid-size, early-2000s home who can move decisively when one lists
- Value-minded buyers willing to take on a dated interior and update it themselves
Probably not for
- Buyers who need to choose from many active listings at once
- Shoppers seeking new construction or homes outside the mid-size, early-2000s profile
- Investors counting on high transaction volume and frequent flips in a low-turnover, owner-occupied area
The market around Biscayne Heights
Biscayne Heights 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).
In ZIP 32735 (Grand Island), 77 homes closed in the last 12 months at a median of $330K ($171/sq ft), down 4.2% year over year, with a median 50 days on market. Right now 21 active and 3 pending listings put supply at about 4.4 months — a balanced market. See the live ZIP 32735 housing market and the Lake County market.
ZIP and county figures describe the wider market, not Biscayne Heights specifically. Momentum Research analysis of MLS records.
The Biscayne Heights buying strategy.
If we were buying in Biscayne Heights 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 Heights.
A built-out pocket where condition drives price
Because Phase II was delivered inside a roughly decade-long span ending in 2007, the housing stock is consistent in age and generally similar in footprint around that 1,720-square-foot median. That consistency is useful for valuation: comps are genuine comps. The spread in pricing you will see comes down to how much a given owner has invested in roofs, systems, kitchens, and baths over the past two decades, not from one house being fundamentally different from the next.
The high homestead share signals a community held for the long term rather than traded frequently. Practically, that suppresses the number of active listings, so both sides should treat any single sale as a meaningful data point. Sellers benefit from scarcity when they show well; buyers should be ready to act on a clean, updated home because the next comparable one may be weeks or months away.
The location and the amenities are priced into every listing in Biscayne Heights. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a 71-home neighborhood with thin turnover, a single mispriced comp can distort the whole picture. We track this subdivision closely and read each closing against its condition and updates, so sellers price to the market that actually exists and buyers know when a listing is fairly valued versus optimistic. That local, house-by-house read matters more here than any broad market average.
Biscayne Heights 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 Biscayne Heights 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 Heights sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Biscayne Heights, 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 Heights home worth?
Get a no-obligation home value based on real comparable sales in Biscayne Heights, 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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Should you buy in Biscayne Heights?
An honest fit check. We will tell you when it is not your community.
Nearby Communities
Explore more neighborhoods near Biscayne Heights with Momentum Realty’s local guides.
Data sources & freshness
| Live listings | Stellar MLS, refreshed twice daily (last: September 13, 2026) |
| Under-contract shares | Stellar MLS records, as of 2026-09-08 |
| Historical depth | Closed-sale records back to 2014 (12 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.
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Common questions about Biscayne Heights
Where is Biscayne Heights?
Biscayne Heights is a community in Grand Island, Lake County, Florida, ZIP 32735.
Are there homes for sale in Biscayne Heights right now?
No active listings inside Biscayne Heights at the last feed refresh. The nearest homes for sale, with distances from the community, are shown on this page and refreshed nightly.
Does Biscayne Heights have an HOA or CDD?
No HOA is on record for Biscayne Heights 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.
Biscayne Heights Ph Ii Sub Market Scorecard
Biscayne Heights Ph Ii Sub is currently a no active listings market. Limited supply, a median asking price of n/a.
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: realMLS, refreshed twice daily. Typical value: Zillow Research. Market metrics only; these describe homes for sale and recent sales, not residents.