BISCAYNE POINT
Homes for Sale in Miami Beach, FL
True comps, carrying-cost math, and listings before the portals.
Market Heat
Photo via miami
Biscayne Point trades on land and water access, not on a stat sheet of amenities — the MLS record shows none identified, which tracks with a market built around private waterfront lots rather than clubhouse features. At a median of $5,650,000 and roughly $1,404 per square foot, price here is a function of lot, dock potential, and structure condition far more than square footage alone.
The current posture is soft and slow. A median of 159 days on market and a 17-closing window point to a thin, patient market where sellers who are not priced correctly sit, and the -37.2% year-over-year move reflects that thinness — with so few transactions, one or two outlier sales can swing the median hard in either direction. Read this as a market where individual deal quality matters more than the headline trend.
BISCAYNE POINT right now
🔴 Off the recent peak. The trailing-12-month median ($5.65M) is down 37.2% from the prior 12 months ($9M). With about a dozen 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: Medium (17 and 6 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 POINT market snapshot (as of July 20, 2026): the median sale price is about $5.65M ($1404 per sq ft over the trailing 12 months of closed sales), and a median 159 days on market for closed sales. The trailing-12-month median is down 37% from the prior 12 months, computed from record-level miami closed sales (17 closings in the current window).
Biscayne Point is a low-volume, high-price-point market where per-square-foot value and extended marketing times are the norm rather than the exception. With no MLS-identified community amenities, the appeal here is the waterfront lot itself, not a shared feature set.
The setting & the homes.
Aerial and on-site photos of BISCAYNE POINT. Swipe to explore the community.
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BISCAYNE POINTPhotos from miami listings in BISCAYNE POINT; content deemed reliable but not guaranteed.
Who BISCAYNE POINT is best for.
Best for
- Buyers seeking direct waterfront access and willing to evaluate lot and dock value over listed amenities.
- Buyers or sellers with flexibility on timeline, given a median marketing period well over 150 days.
- Buyers comfortable doing deep comp analysis rather than relying on a single median price point.
Probably not for
- Buyers who need a quick, certain closing timeline.
- Buyers expecting on-site community amenities such as pools, clubhouses, or organized recreation.
- Buyers who want to rely on a broad market trend rather than property-specific due diligence.
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 ($5.65M) IS the median in the snapshot above, and the move from 2025 ($9M) IS the -37.2% one-year change.
Windows contain 2 to 35 sales each (17 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.
0% of homes for sale in ZIP 33141 are already under contract (under contract ÷ under contract + active listings) — a read on how much of the available inventory buyers have already claimed. Source: MLS data (2026-07-18).
BISCAYNE POINT Market Scorecard
BISCAYNE POINT is currently a balanced market., and homes go under contract in about 155 days.
Go deeper: ZIP market scorecard · county scorecard · true cost calculator · affordability calculator.
Live data: miami, refreshed twice daily. Market metrics only; these describe homes for sale and recent sales, not residents.
Homes For Sale Right Now in BISCAYNE POINT
Live MLS inventory for BISCAYNE POINT. 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 POINT listings as of 2026-08-21, 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 2013 through 2026. Tap any home to ask about it.
The BISCAYNE POINT buying strategy.
If we were buying in BISCAYNE POINT 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 POINT.
Reading a Thin Market Correctly
Seventeen closings is not a large enough sample to draw a straight trend line, yet that is the window behind both the median price and the -37.2% year-over-year figure. In markets this thin, a shift in which properties happen to close — a heavily renovated waterfront estate versus a dated interior lot — can move the median by a wide margin without reflecting a true change in value. Treat the year-over-year number as a signal to look closer at recent comps, not as a verdict on the community.
The 159-day median days-on-market figure is the more stable read: pricing and negotiation cycles here run long. Sellers should expect a marketing period measured in months, and buyers should expect that a well-priced, well-conditioned listing can still take time to find its buyer, since the pool of qualified purchasers at this price point is naturally small.
The location and the amenities are priced into every listing in BISCAYNE POINT. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
A market with only 17 recent closings and a $1,404 per-square-foot median rewards precise, comp-by-comp analysis over broad averages — we price and negotiate against the handful of transactions that actually apply to a given lot and condition, not against a headline median that can be skewed by one or two sales.
BISCAYNE POINT 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 POINT 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 POINT sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in BISCAYNE POINT, 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 POINT home worth?
Get a no-obligation home value based on real comparable sales in BISCAYNE POINT, 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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Frequently Asked Questions
What is the median home price in BISCAYNE POINT?
How long do homes in BISCAYNE POINT take to sell?
Do cash buyers compete in BISCAYNE POINT?
Who is the best real estate agent for BISCAYNE POINT?
How do I find a top Miami Beach real estate agent who knows BISCAYNE POINT?
Can Momentum Realty connect me with an agent for BISCAYNE POINT?
Should you buy in BISCAYNE POINT?
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 (188 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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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 member average and 8 days faster, and we’ll price yours against live your area comps.
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