Biscayne River Gardens
Homes for Sale in Miami Gardens, FL
True comps, carrying-cost math, and listings before the portals.
Market Heat
Photo via MIAMI MLS
As of September 2026, Biscayne River Gardens in Miami Gardens, FL has 2 homes for sale. Over the 12 months ending 2026-09-12, 6 recorded sales closed at a median of $440,000, $447 per square foot, a median 31 days on market, sellers accepting 100% of original asking (+1% versus the prior year). At the median price and Miami-Dade County's FY2025-26 rate of 17.59 mills, annual property tax runs about $7,740 ($7,030 with the full homestead exemption).
Biscayne River Gardens is pricing around a $400,000 median right now, but with only 5 closings in the current window, that number should be read as a directional signal rather than a precise market line. A handful of sales can swing a median meaningfully, so both buyers and sellers should treat this figure as a starting point for a conversation, not a fixed target.
The year-over-year change of -8.5% and a market heat score of 49 point to a market that has cooled from where it was, with pricing power shifting toward buyers who are patient and willing to negotiate on condition. At a median of just over 22 days on market, homes here are not lingering badly, but they are also not moving with urgency — sellers who price realistically against recent comps tend to do better than those testing the top of the range.
Biscayne River Gardens right now
🟡 Still climbing. The trailing-12-month median ($440K) is up 0.7% from the prior 12 months ($437K). With about 7 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 MLS closed sales, 12-month windows ending September 12. Confidence: Medium (6 and 8 sales in the two windows).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
Updated September 12, 2026 · Live data: MIAMI MLS, refreshed twice daily · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
The 60-Second Overview
Biscayne River Gardens market snapshot (as of September 12, 2026): the median sale price is about $440K ($447 per sq ft over the trailing 12 months of closed sales), and a median 32 days on market for closed sales. The trailing-12-month median is up 1% from the prior 12 months, computed from record-level MIAMI MLS closed sales (6 closings in the current window).
Biscayne River Gardens is a Miami-Dade community currently trading at a per-square-foot median of $437.07, a figure that reflects a market still working through a period of price softening rather than one accelerating upward.
Who Biscayne River Gardens is best for.
Best for
- Buyers targeting a purchase price near the $400,000 median who are flexible on condition
- Buyers comfortable negotiating in a market with a recent -8.5% year-over-year shift
- Buyers prioritizing the property itself over shared community infrastructure
Probably not for
- Buyers who want a large, recent sales history to benchmark price with confidence
- Buyers expecting on-site community amenities as part of the purchase
- Sellers expecting to price at the top of last year's comps without adjustment
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 MIAMI MLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($440K) IS the median in the snapshot above, and the move from 2025 ($437K) IS the +0.7% one-year change.
Windows contain 3 to 10 sales each (6 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 2017 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.
41% of homes for sale in ZIP 33054 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 (2026-09-12).
BISCAYNE RIVER GARDENS Market Scorecard
BISCAYNE RIVER GARDENS is currently a thin data market. Limited supply, a median asking price of $419,500, and homes go under contract in about 212 days.
Typical home value in the 33054 ZIP is $429,837, about 101.4% 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 River Gardens
Live MLS inventory for Biscayne River Gardens. 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 River Gardens listings as of 2026-09-12, 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 2017 through 2026. Tap any home to ask about it.
Recent Developments in Biscayne River Gardens
Development, infrastructure, retail, and school activity affecting Biscayne River Gardens, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated August 2026.
- 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 site is less than a mile northwest of Biscayne River Gardens.
Source: Florida YIMBY - July 2026Development
619 Brickell by Nobu condo tower wins review board approval
The Miami Urban Development Review Board recommended approval for 619 Brickell by Nobu, a 75-story tower with 321 units from 13th Floor Investments and Key International at 619 Brickell Avenue. The design by Foster and Partners and Sieger Suarez preserves First Miami Presbyterian Church and adds ground-floor commercial space and a public baywalk.
What it may mean for the marketAdds a branded ultra-tall condo tower to the Brickell waterfront while preserving an existing church, expanding luxury housing and adding public baywalk and commercial space. The site is about 1 mile southwest of Biscayne River Gardens.
Source: The Real Deal - 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 site is about 1 mile north of Biscayne River Gardens.
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 site is about 2 miles northwest of Biscayne River Gardens.
Source: Florida YIMBY - June 2026Development
Grupo T&C plans 62-story 13th Edge tower near Brickell
Grupo T&C filed a pre-application with Miami-Dade County for 13th Edge, a 62-story, 648,700-square-foot tower at 237 Southwest 13th Street with 400 apartments and 400 hotel rooms. The project, designed by Kobi Karp Architecture, would replace the 36-unit El Vedado condominium built in 1972.
What it may mean for the marketIntroduces a large mixed-use residential and hotel tower to the area west of Brickell, adding hundreds of apartments and hotel rooms and replacing a small older condominium. The site is about 2 miles southwest of Biscayne River Gardens.
Source: The Real Deal - 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 2 miles east of Biscayne River Gardens, 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.
The Biscayne River Gardens buying strategy.
If we were buying in Biscayne River Gardens 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 River Gardens.
A Market in Recalibration
The combination of a negative year-over-year trend and a mid-range heat score of 49 tells a consistent story: this is not a market in free fall, but it is also not one where sellers can expect competitive bidding as a default. With only 5 closings feeding the current snapshot, buyers should ask their agent to pull the full recent sales history rather than rely on the median alone — the small sample size means individual property condition and location within the community can move the needle on price more than the aggregate stats suggest.
No community amenities are currently identified from active MLS listings, which means the case for buying here rests on the home itself, its lot, and its proximity to the surrounding area rather than on shared recreational infrastructure. That's a useful filter: buyers drawn to amenity-rich living should look elsewhere, while those focused on the property and its immediate footprint will find the value proposition more straightforward to evaluate.
The location and the amenities are priced into every listing in Biscayne River Gardens. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
With a market this thin on closing volume, the median price and days-on-market figures only tell part of the story — we pull the underlying sales and active listings ourselves so you're negotiating from full information, not a headline stat.
Biscayne River Gardens 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 River Gardens 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 River Gardens sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Biscayne River Gardens, 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 River Gardens home worth?
Get a no-obligation home value based on real comparable sales in Biscayne River Gardens, 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 River Gardens?
How long do homes in Biscayne River Gardens take to sell?
Who is the best real estate agent for Biscayne River Gardens?
How do I find a top Miami Gardens real estate agent who knows Biscayne River Gardens?
Can Momentum Realty connect me with an agent for Biscayne River Gardens?
Should you buy in Biscayne River Gardens?
An honest fit check. We will tell you when it is not your community.
Nearby Communities
Explore more neighborhoods near Biscayne River Gardens with Momentum Realty’s local guides.
Data sources & freshness
| Live listings | MIAMI MLS, refreshed twice daily (last: September 12, 2026) |
| Community market stats | MIAMI MLS closed sales, 12-month windows ending September 12, 2026 |
| Under-contract shares | MIAMI MLS records, as of 2026-09-08 |
| Historical depth | Closed-sale records back to 2017 (70 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.
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