BISCAYNE PARK TERR
Homes for Sale in , FL
True comps, carrying-cost math, and listings before the portals.
The number that matters most here is price per square foot, not the median price tag. At roughly $1,722 per square foot, this is a market where the structure itself, its condition, finish level, and lot, is doing almost all the pricing work. With only four closings in the current window, treat any single comparable with caution and lean on price-per-square-foot trends rather than the headline median when you're pricing a listing or building an offer.
A 17.3% year-over-year move combined with a median 33-day marketing period tells a consistent story: demand is outpacing what little inventory turns over, but the pool of buyers and sellers transacting at any given time is small. That's a market where patience on pricing pays off for sellers, and where buyers need to move with real conviction once they find a home that fits, because there isn't a deep bench of alternatives waiting behind it.
BISCAYNE PARK TERR right now
🟢 Still climbing. The trailing-12-month median ($4.83M) is up 17.3% from the prior 12 months ($4.11M). With about 3 sales a year, a single closing can swing this number, so read the level and the decade, not one year's move.Momentum Research, record-level miami closed sales, 12-month windows ending July 20. Confidence: Low (4 and 4 sales in the two windows).
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Updated July 20, 2026 · Live data: miami, refreshed twice daily · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
The 60-Second Overview
BISCAYNE PARK TERR market snapshot (as of July 20, 2026): the median sale price is about $4.83M ($1722 per sq ft over the trailing 12 months of closed sales), and a median 33 days on market for closed sales. The trailing-12-month median is up 17% from the prior 12 months, computed from record-level miami closed sales (4 closings in the current window).
Biscayne Park Terr trades in a narrow, high-per-square-foot tier of the Miami-Dade market, and with just four closings in the current window, pricing here is set home-by-home rather than by broad neighborhood trend.
Who BISCAYNE PARK TERR is best for.
Best for
- Buyers targeting a specific home in this price tier who don't need multiple comparable sales to validate their decision
- Sellers with a well-maintained or updated property who can price confidently off recent per-square-foot performance
- Buyers prepared to act quickly once a suitable listing appears, given the median 33-day close pace
Probably not for
- Buyers who want a large pool of recent comparables before making an offer
- Sellers hoping to lean on a long transaction history to justify a premium price
- Anyone assuming this window's median is a fixed, stable benchmark rather than a snapshot from a small sample
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 closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($4.83M) IS the median in the snapshot above, and the move from 2025 ($4.11M) IS the +17.3% one-year change.
Windows contain 0 to 8 sales each (4 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 2013 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.
The BISCAYNE PARK TERR buying strategy.
If we were buying in BISCAYNE PARK TERR 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 PARK TERR.
A market defined by scarcity, not volume
Four closings in a single window is a data set, not a trend line. It means the median price of $4,825,000 and the median $1,722.48 per-square-foot figure are both real snapshots of what actually sold, but they shouldn't be read as a stable baseline the way you'd read numbers from a higher-volume community. Each closing here carries outsized weight, and the next transaction could move the median meaningfully in either direction.
What the 33-day median days-on-market and the 17.3% year-over-year gain do confirm is directional: homes that come to market priced correctly for their condition and finish are moving, and the trend has been upward. For a seller, that supports a firm asking price grounded in recent per-square-foot performance. For a buyer, it means underpricing an offer to test the market is a slower, riskier strategy than it would be in a higher-turnover community.
The location and the amenities are priced into every listing in BISCAYNE PARK TERR. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a community with only a handful of closings to reference, the read on value comes down to how carefully those few data points are analyzed against a specific home's condition and finish, not from a generic market report. We built our pricing approach around exactly this kind of thin-data environment, so you get a grounded number instead of a guess.
BISCAYNE PARK TERR 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 PARK TERR 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 PARK TERR sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in BISCAYNE PARK TERR, 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 PARK TERR home worth?
Get a no-obligation home value based on real comparable sales in BISCAYNE PARK TERR, 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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Recent Developments in Biscayne Park Terr
Development, infrastructure, retail, and school activity affecting Biscayne Park Terr, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated August 2026.
- July 2026Development
Two-tower Gwen Cherry Residences slated for 170 NE 67th Street
Redwood Development Co. and Magasi, in partnership with Miami-Dade County, planned Gwen Cherry Residences, a 154-unit development across two towers of 11 and 10 stories at 170 NE 67th Street on a 1.6-acre site. The project includes 233 parking spaces and 7,700 square feet of ground-floor retail, replacing aging public housing from the 1970s that holds 24 units.
What it may mean for the marketReplaces older low-density public housing with two mid-rise towers, expanding the unit count on the site and adding ground-floor retail and structured parking. The site is less than a mile southwest of Biscayne Park Terr.
Source: Florida YIMBY - July 2026Development
Construction permits filed for two-tower Biscayne 18 in Edgewater
Melo Group filed construction permit applications with the City of Miami for Biscayne 18, a two-tower project with 1,178 residential units at 1825 Biscayne Boulevard in Edgewater. The towers reach about 465 feet across 45 stories, with an estimated construction cost of $321 million and space for office, retail, and a banquet hall.
What it may mean for the marketMoves a large two-tower residential project toward construction in Edgewater, adding more than a thousand units plus office and retail space along the Biscayne Boulevard corridor. The project is about 4 miles south of Biscayne Park Terr, elsewhere in Miami-Dade County.
Source: Florida YIMBY - July 2026Development
OKO Lilli condo tower nabs Miami review board approval in Edgewater
The Miami Urban Development Review Board recommended approval for OKO Group's OKO Lilli, a 53-story tower with 117 units at 717 Northeast 27th Street in Edgewater. Plans include a 350-foot public baywalk, an eight-story garage with 244 spaces, and Aman-curated amenities.
What it may mean for the marketAdds a high-rise condo tower and a public baywalk to the Edgewater bayfront, expanding the local housing supply and waterfront access along Biscayne Bay. The project is about 3 miles south of Biscayne Park Terr, elsewhere in Miami-Dade County.
Source: The Real Deal - July 2026Development
Foundation pour completed for Twenty Sixth and 2nd Wynwood Residences
Developers PMG and LNDMRK Development completed foundation work and began vertical construction on Twenty Sixth and 2nd, an 8-story building with 233 residences at 2600 NW 2nd Avenue in Wynwood. The project includes about 26,000 square feet of ground-floor retail and over 32,000 square feet of amenities, with completion expected in the second quarter of 2028.
What it may mean for the marketAdvances a new mid-rise rental building with ground-floor retail in the Wynwood district, adding housing units and street-level commercial space as vertical construction begins. The project is about 3 miles south of Biscayne Park Terr, elsewhere in Miami-Dade County.
Source: Florida YIMBY - June 2026Development
Dezer Development proposes three-building, 600-unit project in North Miami
Dezer Development proposed a three-building project with 600 residential units on 4.4 acres at 1890 NE 146th Street in North Miami, ahead of a June 2 Planning Commission presentation. The plan includes a 14-story tower with 317 units, an 8-story building with 269 units, and 14 townhomes, with 944 parking spaces and about 4,500 square feet of retail.
What it may mean for the marketIntroduces a multi-building residential complex with a mix of tower, mid-rise, and townhome housing to North Miami, adding hundreds of units and ground-floor retail on a multi-parcel site. The project is about 5 miles north of Biscayne Park Terr, elsewhere in Miami-Dade County.
Source: Florida YIMBY - May 2026Development
Miami Beach board approves Terra's 106-unit luxury condo tower at 1250 West Avenue
Miami Beach's Design Review Board granted unanimous approval for a 330-foot condo tower with 106 units at 1250 West Avenue, developed by Terra Group with RG Development Group and GV Development. The building would replace a 15-story, 238-unit condo constructed in 1964 and include two penthouses with rooftop pools and ground-floor commercial space.
What it may mean for the marketAdds a new luxury condo tower to the West Avenue corridor, replacing an aging mid-century building with a taller structure and ground-floor retail space, reshaping the bayfront skyline and local housing stock. The project is about 5 miles southeast of Biscayne Park Terr, elsewhere in Miami-Dade County.
Source: The Real Deal
Summaries reflect public reporting and official sources linked above as of the dates shown. Project details, timelines, and approvals can change. Commentary on potential market effects is general observation, not investment advice or a prediction for any specific property. For the freshest items across the whole region, see This Week in Northeast Florida.
Frequently Asked Questions
What is the median home price in BISCAYNE PARK TERR?
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Should you buy in BISCAYNE PARK TERR?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Community market stats | miami closed sales, 12-month windows ending July 20, 2026 |
| Under-contract shares | miami records, as of 2026-07-18 |
| Historical depth | Closed-sale records back to 2013 (43 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 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.
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