Biscayne Isl
Homes for Sale in Miami, FL
True comps, carrying-cost math, and listings before the portals.
Photo via MIAMI MLS
Over the 12 months ending 2026-07-20, 3 recorded sales closed at a median of $10,450,000, $2,625 per square foot, a median 175 days on market, sellers accepting 85% of original asking. At the median price and Miami-Dade County's FY2025-26 rate of 17.59 mills, annual property tax runs about $183,850 ($183,140 with the full homestead exemption).
Biscayne Island trades on a small number of transactions, and that thinness matters as much as any single figure. With only a handful of closings in the current window, the median price of $10,450,000 and median price per square foot near $2,625 describe a market of individual estates, not a graded curve of comparable homes. Each sale here is closer to its own event than a data point in a trend line.
A median days-on-market of 175 reflects deliberate, patient positioning rather than a slow market in the conventional sense. At this price tier, sellers are not chasing offers, and buyers who move quickly with clean terms are the ones who get taken seriously. Pricing and timeline both reward preparation over speed.
The 60-Second Overview
Biscayne Isl market snapshot (as of July 20, 2026): the median sale price is about $10.45M ($2625 per sq ft over the trailing 12 months of closed sales), and a median 175 days on market for closed sales.
Biscayne Island's numbers come from a small pool of ultra-high-end closings, so the median price of $10,450,000 should be read as a signal of the island's tier rather than a tight, predictable range.
Who Biscayne Isl is best for.
Best for
- Buyers purchasing a single, specific waterfront estate rather than comparing a range of similarly priced homes
- Buyers with the patience to negotiate on a 175-day-plus timeline and the liquidity to close without financing contingencies slowing the process
- Buyers who want a broker to independently verify pricing against thin comparable data rather than accept a generic estimate
Probably not for
- Buyers who need a tight, predictable price range to plan a budget
- Buyers expecting a fast closing timeline typical of higher-volume markets
- Buyers who want documented community amenities as a primary decision factor without direct verification
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending July 20 of each year, from record-level MIAMI MLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($10.45M) 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 information from the Southeast Florida Multiple Listing Service (SEFMLS) or from MIAMI Association of REALTORS(R) for the period 2018 through 2026. Deemed reliable but not guaranteed.
The real cost & risk here
Before the list price, the Florida math the portals skip. These are Miami-Dade County typicals — your exact home, flood zone, and insurance quote will vary, so verify each before you offer.
Check it for your address: look up your flood zone (FEMA) · insurance by county · true-cost calculator · Miami-Dade County scorecard.
County typicals from Momentum’s Florida housing data (Zillow & Realtor.com aggregates, Census, FRED), updated monthly; insurance modeled. Flood zone is property-specific — always confirm via FEMA.
BISCAYNE ISL Market Scorecard
BISCAYNE ISL is currently a thin data market. Limited supply, a median asking price of $25,000,000, and homes go under contract in about 227 days.
Typical home value in the 33139 ZIP is $471,014, about 48.9% above 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.
Homes For Sale Right Now in Biscayne Isl
Live MLS inventory for Biscayne Isl. 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 Isl listings as of 2026-08-27, priced high to low. Based on information from the Southeast Florida Multiple Listing Service (SEFMLS) or from MIAMI Association of REALTORS(R) for the period 2018 through 2026. Tap any home to ask about it.
The Biscayne Isl buying strategy.
If we were buying in Biscayne Isl 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 Isl.
A Market Measured in Estates, Not Averages
With only three closings feeding the current snapshot, Biscayne Island does not behave like a conventional neighborhood market. There is no meaningful spread of price points to study, no cluster of comparable listings to lean on for negotiation — just a small number of individual sales, each shaped by its own lot, structure, and seller motivation. That is the nature of an island of this scale: transaction volume will always be low, and every closing carries outsized weight in the data.
The current MLS listings feeding this snapshot do not identify specific community amenities, so any claims about clubhouses, gated access, or shared recreational facilities should be verified directly against the listing or HOA documents rather than assumed from market averages. Buyers should treat the price-per-square-foot figure as a broad reference point for construction and finish level, not a formula for valuing a specific property.
The location and the amenities are priced into every listing in Biscayne Isl. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a market this thin, the comparables you use — and the ones you exclude — determine whether a number is a starting point or a mistake. We pull the underlying sales ourselves, check them against lot size, condition, and timing, and tell you plainly when the data is too sparse to support a confident number without direct inspection of the specific property.
Biscayne Isl 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 Isl 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 Isl sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Biscayne Isl, 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 Isl home worth?
Get a no-obligation home value based on real comparable sales in Biscayne Isl, 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 Isl on the map →
Frequently Asked Questions
What is the median home price in Biscayne Isl?
How long do homes in Biscayne Isl take to sell?
Do cash buyers compete in Biscayne Isl?
Who is the best real estate agent for Biscayne Isl?
How do I find a top Miami real estate agent who knows Biscayne Isl?
Can Momentum Realty connect me with an agent for Biscayne Isl?
Should you buy in Biscayne Isl?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Community market stats | MIAMI MLS closed sales, 12-month windows ending July 20, 2026 |
| Under-contract shares | MIAMI MLS records, as of 2026-07-18 |
| Historical depth | Closed-sale records back to 2018 (19 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 MIAMI 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 MIAMI MLS member average and 8 days faster, and we’ll price yours against live your area comps.
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More Miami & Miami & Miami-Dade County guides
Compare before you commit - every guide covers pricing, HOA/CDD, insurance posture, and fit. Browse all of Miami & Miami-Dade County or the full Neighborhood Finder.
See how BISCAYNE ISL fits the bigger picture — live prices, inventory, and Momentum Scores: