BISCAYNE HEIGHTS SUB
Homes for Sale in GRAND ISLAND, FL
True comps, carrying-cost math, and listings before the portals.
Biscayne Heights is a small, tightly built pocket in Grand Island — 102 homes total, all constructed between 1996 and 2014, with a median build year of 2003. That narrow construction window means the housing stock reads consistently in age and layout, which keeps pricing tied more to condition and updates than to era of construction. At a median of $315,000 and roughly $235 per square foot, this is a community where the numbers per home are compact and specific rather than spread across a wide range.
With zero active listings at this snapshot, there is nothing on the market to compare against in real time — inventory here moves in and out quickly rather than sitting. A median 24 days on market over the last three closings suggests homes that are priced correctly do not linger. For sellers, that points to a market where preparation and pricing matter more than patience. For buyers, it means being ready to move when something does list, since there is no backlog of choices to browse.
The 60-Second Overview
BISCAYNE HEIGHTS SUB market snapshot (as of August 2, 2026): the median sale price is about $315K ($235 per sq ft over the trailing 12 months of closed sales), and a median 24 days on market for closed sales.
BISCAYNE HEIGHTS SUB is a community of 102 homes in GRAND ISLAND, Lake County, built between 1996 and 2014 (median 2003.0), with a median living area of about 1,697 square feet. 86% of parcels are homesteaded, the owner-occupancy proxy in the Florida DOR assessment roll (2025 roll, public records).
Biscayne Heights Sub is a compact, deed-restricted community in Grand Island built out almost entirely within a two-decade window, giving it a more uniform housing stock than many surrounding areas of Lake County.
The setting & the homes.
Aerial and on-site photos of BISCAYNE HEIGHTS SUB. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
BISCAYNE HEIGHTS SUB
BISCAYNE HEIGHTS SUB
BISCAYNE HEIGHTS SUB
BISCAYNE HEIGHTS SUB
BISCAYNE HEIGHTS SUB
BISCAYNE HEIGHTS SUBWho BISCAYNE HEIGHTS SUB is best for.
Best for
- Buyers seeking a compact, deed-restricted subdivision with a consistent construction era rather than mixed-vintage housing stock.
- Buyers comfortable moving quickly in a market with no standing inventory, ready to act when a listing appears.
- Sellers with an owner-occupied home in solid condition who want to price against a tight, well-defined set of comparables.
Probably not for
- Buyers who want to compare multiple active listings side by side before deciding.
- Buyers specifically seeking homes built before 1996 or after 2014.
- Investors seeking a high concentration of non-owner-occupied properties, given the 86.3% homestead share.
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending August 2 of each year, from record-level Stellar MLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($315K) IS the median in the snapshot above.
Windows contain 0 to 4 sales each (3 in the current window); every figure carries its sample size, and thin markets swing on single closings. Based on Stellar MLS data distributed by MLS GRID for the period 2015 through 2026. Deemed reliable but not guaranteed.
BISCAYNE HEIGHTS SUB Market Scorecard
BISCAYNE HEIGHTS SUB is currently a no active listings market. Limited supply, a median asking price of n/a.
Go deeper: 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.
Housing distress & ownership in BISCAYNE HEIGHTS SUB, GRAND ISLAND
Who owns here, how much is not owner-occupied, and how much for-sale inventory is under distress.
Source: Momentum Realty Research. Ownership & parcels from the FL DOR 2025 tax roll; distress from MLS active-listing status/remarks; price from MLS closed sales. Based on Stellar MLS data distributed by MLS GRID for the period August 2026 through August 2026. Deemed reliable but not guaranteed.
BISCAYNE HEIGHTS SUB on the map.
Every active, pending, and recently sold home, plotted. Toggle the layers and tap a home for the details.
Listing locations from Stellar MLS. Map data © OpenStreetMap, tiles © CARTO.
Life at BISCAYNE HEIGHTS SUB
- Deed Restrictions · reported on 2 of 2 listings
- Fence Restrictions · reported on 1 of 2 listings
Community amenities as reported across Stellar MLS listings in this community; deemed reliable but not guaranteed. Verify current amenities and access with the HOA.
The BISCAYNE HEIGHTS SUB buying strategy.
If we were buying in BISCAYNE HEIGHTS SUB 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 SUB.
A small footprint with consistent bones
At 102 homes, this is not a sprawling subdivision — it is a defined, finite pocket where every property was built within an 18-year span. A median living area of about 1,697 square feet points to modestly sized, efficient homes rather than large-format construction, and the median price per square foot near $235 gives a workable benchmark for evaluating any specific listing against the community norm.
The homestead share sits at 86.3%, indicating that most of these properties are owner-occupied rather than held as investment or seasonal units. Combined with deed restrictions and fence restrictions noted across MLS listings, this points to a community with some baseline HOA governance — buyers should verify current rules and enforcement directly with the HOA rather than assume specifics, since our data reflects what has been reported in listings, not a live rulebook.
The location and the amenities are priced into every listing in BISCAYNE HEIGHTS SUB. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
With zero active listings at any given moment, Biscayne Heights is not a community you browse casually — it is one you need a plan for. Momentum tracks closings and pricing patterns in small subdivisions like this one so buyers can move decisively when something surfaces, and sellers can price against real, recent comparables rather than guesswork.
BISCAYNE HEIGHTS SUB 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 HEIGHTS SUB 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 SUB 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 SUB, 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 SUB home worth?
Get a no-obligation home value based on real comparable sales in BISCAYNE HEIGHTS SUB, 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 HEIGHTS SUB on the map →
Frequently Asked Questions
What is the median home price in BISCAYNE HEIGHTS SUB?
How long do homes in BISCAYNE HEIGHTS SUB take to sell?
How many homes are in BISCAYNE HEIGHTS SUB?
What share of BISCAYNE HEIGHTS SUB is owner-occupied?
When were the homes in BISCAYNE HEIGHTS SUB built?
Do cash buyers compete in BISCAYNE HEIGHTS SUB?
Who is the best real estate agent for BISCAYNE HEIGHTS SUB?
How do I find a top GRAND ISLAND real estate agent who knows BISCAYNE HEIGHTS SUB?
Can Momentum Realty connect me with an agent for BISCAYNE HEIGHTS SUB?
Should you buy in BISCAYNE HEIGHTS SUB?
An honest fit check. We will tell you when it is not your community.
Nearby Communities
Explore more neighborhoods near BISCAYNE HEIGHTS SUB with Momentum Realty’s local guides.
Data sources & freshness
| Live listings | Stellar MLS, refreshed twice daily (last: August 2, 2026) |
| Community market stats | Stellar MLS closed sales, 12-month windows ending August 2, 2026 |
| Housing stock & ownership | Florida DOR 2025 assessment roll (street-list match (4 streets, ZIP 32735)) |
| Under-contract shares | Stellar MLS records, as of 2026-08-01 |
| Historical depth | Closed-sale records back to 2015 (21 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.
See how BISCAYNE HEIGHTS SUB fits the bigger picture — live prices, inventory, and Momentum Scores: