Grapetree Townhouse
Condos for Sale in Key Biscayne, FL
True comps, carrying-cost math, and listings before the portals.
Photo via MIAMI MLS
As of September 2026, Grapetree Townhouse Condo in FL has 2 homes for sale. As of September 2026, the MLS records 21 closed sales in Grapetree Townhouse Condo in FL since 2018, the most recent in February 2026.
Grapetree Townhouse Condo is pricing out at a median of $1,116,000, with price per square foot running just under $795. That per-foot figure is doing the real talking here — this is a market where the unit's condition, layout, and any water or view exposure move the number far more than square footage alone does.
With only three closings in the current window, treat any single sale as a data point, not a trend line. A median 95-day stay on market suggests these units are not moving fast, which gives buyers room to negotiate and sellers a reason to price and present carefully rather than test the top of the range.
The 60-Second Overview
Grapetree Townhouse Condo is a low-volume corner of the Miami-Dade condo market, where pricing sits well above a per-square-foot average and sales activity is thin enough that each closing carries outsized weight in reading the market.
Pre-construction details are compiled from public records, builder announcements and builder listings, and are subject to change without notice; figures are deemed reliable but not guaranteed. Momentum Research figures are our own analysis. This page describes homes, pricing and community attributes, not residents.
Who Grapetree Townhouse Condo is best for.
Best for
- A buyer targeting a specific unit here who is prepared to evaluate it on its own merits rather than assume it tracks a broader comp average.
- A buyer comfortable with a longer marketing timeline in exchange for negotiating leverage on price.
- A buyer whose budget aligns with a per-square-foot cost near $795 and who has done the condition diligence to justify it.
Probably not for
- A buyer who needs a fast, competitive-offer close within a tight timeline.
- A buyer relying on a large, active comp set to validate pricing before making an offer.
- A buyer expecting community amenities as part of the purchase decision — none are identified in current listings.
The market around Grapetree Townhouse Condo
Grapetree Townhouse Condo is too small for its own price trend, so here is the market around it.
In ZIP 33149, 158 homes are on the market and 15% are under contract — a slower corner of Key Biscayne.
Across Miami-Dade County, 15,109 homes are active and 3,290 pending (18% under contract).
ZIP and county figures describe the wider market, not Grapetree Townhouse Condo specifically. Momentum Research analysis of MLS records.
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.
15% of homes for sale in ZIP 33149 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).
GRAPETREE TOWNHOUSE CONDO Market Scorecard
GRAPETREE TOWNHOUSE CONDO is currently a thin data market. Limited supply, a median asking price of $1,660,000, and homes go under contract in about 68 days.
Typical home value in the 33149 ZIP is $1,692,135, about 97.2% 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 Grapetree Townhouse Condo
Live MLS inventory for Grapetree Townhouse Condo. 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 Grapetree Townhouse Condo 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 2018 through 2026. Tap any home to ask about it.
The Grapetree Townhouse Condo buying strategy.
If we were buying in Grapetree Townhouse Condo 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 Grapetree Townhouse Condo.
A thin market with a high per-foot floor
Three closings in the current window is not enough to draw a firm line on where this community is headed, but it is enough to confirm the per-square-foot pricing is holding near $795 — a level that puts a premium on unit condition and any updates over the years. Buyers should expect to underwrite each unit individually rather than lean on a community-wide comp set.
The median 95-day time on market points to a deliberate sales process rather than a fast-moving one. Sellers who price realistically against recent per-foot data and present the unit in ready condition are the ones most likely to shorten that window; sellers who chase an aspirational number should expect the market to take its time correcting them.
The location and the amenities are priced into every listing in Grapetree Townhouse Condo. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a market with only a handful of closings to reference, the read on value depends on knowing which of those sales are truly comparable and which are outliers. We track the per-square-foot data closely here and price and negotiate off it, rather than off a headline median that a thin sample can easily skew.
Grapetree Townhouse Condo 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 Grapetree Townhouse Condo 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 Grapetree Townhouse Condo sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Grapetree Townhouse Condo, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Grapetree Townhouse Condo home worth?
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Nearby Communities
Explore more neighborhoods near Grapetree Townhouse Condo with Momentum Realty’s local guides.
Data sources & freshness
| Live listings | MIAMI MLS, refreshed twice daily (last: September 12, 2026) |
| Under-contract shares | MIAMI MLS records, as of 2026-09-08 |
| Historical depth | Closed-sale records back to 2018 (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 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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