Biscayne Heights
Homes for Sale in Grand Island, FL
All 28 homes for sale in GRAND ISLAND, FL · median $370,495 · 26 homes for sale in 32735 · Lake County homes for sale
True comps, carrying-cost math, and listings before the portals.
Over the 12 months ending 2026-09-12, 3 recorded sales closed at a median of $315,000, $235 per square foot, a median 24 days on market, sellers accepting 95% of original asking. Homes listed or recently sold were built 1996 - 2002; 3 of 3 report an HOA (median $14/mo); none of the 3 geocoded homes sit in a FEMA special flood hazard zone (median elevation 105 ft). At the median price and Lake County's FY2025-26 rate of 16.65 mills, annual property tax runs about $5,240 ($4,570 with the full homestead exemption).
Part of Biscayne Heights, Grand Island, FL — see all Biscayne Heights homes for sale (0 listings across 3 sections in the MLS).
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.
Nearby homes for sale
No active listings inside Biscayne Heights 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
Biscayne Heights market snapshot (as of September 12, 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.
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.
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.
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. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
Biscayne Heights
Biscayne Heights
Biscayne HeightsPhotos from Stellar MLS listings in Biscayne Heights; content deemed reliable but not guaranteed.
Who Biscayne Heights 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 September 12 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 5 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.
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.
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 September 2026 through September 2026. Deemed reliable but not guaranteed.
Biscayne Heights 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
- 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 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 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. 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 in 15 seconds.
HOA, CDD & Fees
- HOA dues reported around $14/month · median of 9 MLS listings, most billed annually
- Any club/amenity membership is billed separately
Listings in this community report association dues of about $14 per month - the median AssociationFee across 9 MLS records, normalised to a monthly figure; most are billed annually. Dues change with budgets and can differ by section or product type; confirm the current figure with the association before you offer. Source: MLS listing records, 2026-09.
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.
See all homes for sale in Grand Island →
Frequently Asked Questions
What is the median home price in Biscayne Heights?
How long do homes in Biscayne Heights take to sell?
Who is the best real estate agent for Biscayne Heights?
How do I find a top Grand Island real estate agent who knows Biscayne Heights?
Can Momentum Realty connect me with an agent for Biscayne Heights?
Should you buy in Biscayne Heights?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Live listings | Stellar MLS, refreshed twice daily (last: September 15, 2026) |
| Community market stats | Stellar MLS closed sales, 12-month windows ending September 12, 2026 |
| Under-contract shares | Stellar MLS records, as of 2026-09-08 |
| 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 local comps.
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See how Biscayne Heights Sub fits the bigger picture — live prices, inventory, and Momentum Scores:
Nearby Communities
Explore more neighborhoods near Biscayne Heights with Momentum Realty’s local guides.
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.