Key Biscayne Commodore Cl
Homes for Sale in Key Biscayne, FL
True comps, carrying-cost math, and listings before the portals.
Photo via MIAMI MLS
As of November 2026, Key Biscayne Commodore Cl in FL has 2 homes for sale. Key Biscayne Commodore Cl is a community in Miami-Dade County, FL.
The number that defines this building is the price per square foot, not the median price itself. At just over $1,016 per square foot against a median price of $970,200, this is a market where unit size and layout drive value more than any single upgrade or view premium — buyers are paying for square footage first, condition second.
A median of 31 days on market says pricing discipline matters. Units that reflect current per-foot value move in about a month; those priced ahead of the comps sit. With only three closings in the current window, there is not enough volume to smooth out one or two outlier sales, so any single transaction can swing the read on where the market actually sits.
Figures in this note are as of July 22, 2026. The live market numbers elsewhere on this page update nightly and are newer.
The 60-Second Overview
Pricing here runs well above a per-square-foot basis typical of the wider county, reflecting a smaller, higher-value unit mix rather than a broad range of price points.
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 Key Biscayne Commodore Cl is best for.
Best for
- Buyers comfortable pricing a purchase primarily off per-square-foot value rather than a broad comparable set
- Buyers who can move decisively once a fair price is identified, given how few closings set the market here
- Buyers willing to independently verify building services and association details before committing
Probably not for
- Buyers who need a documented amenity list before evaluating a purchase
- Buyers who want a large pool of recent comparable sales to lean on
- Buyers uncomfortable with a market where one or two closings can shift the pricing picture
The market around Key Biscayne Commodore Cl
Key Biscayne Commodore Cl is too small for its own price trend, so here is the market around it.
Across Miami-Dade County, 14,507 homes are active and 2,241 pending (13% under contract).
ZIP and county figures describe the wider market, not Key Biscayne Commodore Cl specifically. Momentum Research analysis of MLS records.
Homes For Sale Right Now in Key Biscayne Commodore Cl
Live MLS inventory for Key Biscayne Commodore Cl. 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 Key Biscayne Commodore Cl listings as of 2026-11-10, priced high to low. Based on information from the Southeast Florida Multiple Listing Service (SEFMLS) or from MIAMI Association of REALTORS(R). Tap any home to ask about it.
The Key Biscayne Commodore Cl buying strategy.
If we were buying in Key Biscayne Commodore Cl 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 Key Biscayne Commodore Cl.
Reading a thin market correctly
Three closings in the current window is not enough to draw a confident trend line. It is enough to confirm a price level — $970,200 at roughly $1,016 per square foot — but not enough to say whether that level is holding, rising, or about to move. Treat any one closing as a data point, not a verdict.
The current MLS listings do not identify community amenities for this building. That does not mean none exist; it means a buyer or agent needs to confirm building services, association details, and any shared facilities directly rather than assume them from the listing data. Do not price or negotiate a unit here based on amenity assumptions that aren't documented.
The location and the amenities are priced into every listing in Key Biscayne Commodore Cl. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a low-volume, high-per-foot market like this one, pricing a unit correctly means knowing which recent closings are comparable and which are outliers — a judgment call that requires reading the full picture, not just the median. We do that work before a listing goes live or an offer goes in.
Key Biscayne Commodore Cl in 15 seconds.
Tools for a Key Biscayne Commodore Cl 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 Key Biscayne Commodore Cl sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Key Biscayne Commodore Cl, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Key Biscayne Commodore Cl home worth?
Get a no-obligation home value based on real comparable sales in Key Biscayne Commodore Cl, 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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Should you buy in Key Biscayne Commodore Cl?
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Data sources & freshness
| Live listings | MIAMI MLS, refreshed twice daily (last: November 10, 2026) |
| Under-contract shares | MIAMI MLS records, as of 2026-11-10 |
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.
Recent Developments in Key Biscayne Commodore Cl
Development, infrastructure, retail, and school activity affecting Key Biscayne Commodore Cl, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated November 2026.
- October 2026Civic
Galbut withdraws three Miami Beach Live Local Act projects
Developer Russell Galbut pulled applications for projects at 1575 Alton Road (43 stories, 163 units), 740 Alton Road (28 stories, 99 units) and 880 71st St. (28 stories, 100 units). He still holds recent approvals for a 16-story tower at 663 Alton Road and a 15-story building at 1826 Collins Ave. Miami Beach has resisted the state law and is exploring ways to repeal it.
What it may mean for the marketThe withdrawals remove several planned workforce housing units from the Miami Beach pipeline and leave the three sites without announced plans. The site is about 4 miles north of Key Biscayne Commodore Cl.
Source: Bisnow - October 2026Market
Miami-Dade retail construction pipeline reaches 1.3M SF, highest since early 2023
Colliers data for Q3 2026 show 1.3M SF under construction across 17 developments, double the year-earlier level. Direct vacancy was 3% and triple-net asking rents hit a record $44.34 per SF. Projects include Palm Springs Square in Miami Gardens (Publix signed) and Doral Atrium, which is 95% leased with a Walmart Neighborhood Market.
What it may mean for the marketMore grocery-anchored and neighborhood retail is coming to Miami Gardens and Doral, while tight vacancy and record rents point to limited available storefront space. The site is about 3 miles northwest of Key Biscayne Commodore Cl.
Source: Bisnow - October 2026Development
Casa Bella Residences opens at 1400 Biscayne Boulevard in Downtown Miami
Related Group and Alta Developers completed the 56-story, 650-foot tower with 319 residences, including 10 penthouses. Closings are underway and first residents have moved in, with more than 90 percent of homes reported under contract. Construction began in November 2023.
What it may mean for the marketAdds 319 completed homes to the downtown Biscayne corridor, close to existing transit, offices and dining. The site is about 5 miles north of Key Biscayne Commodore Cl.
Source: Florida YIMBY - October 2026Builder Activity
Swire Properties breaks ground on Residences at Mandarin Oriental, Miami on Brickell Key
Swire Properties started construction at 500 Brickell Key Drive and 750 Claughton Island Drive on two towers, 66 stories (850 feet) and 33 stories (426 feet). The project includes 326 residences and a 121-room hotel, with Moss as general contractor and completion scheduled for 2030.
What it may mean for the marketAdds multi-year construction activity and future hotel and residential supply on Brickell Key, near the Brickell employment core. The site is about 3 miles northwest of Key Biscayne Commodore Cl.
Source: Florida YIMBY - October 2026Development
Crescent Heights revises workforce housing tower plans at 824 Alton Road
Revised plans call for a 39-story tower over 500 feet with 149 residences, up from 120, including 72 workforce units and 77 market-rate units. The developer is seeking height and density increases under the Live Local Act. The plan includes over 2,500 square feet of ground-floor retail and a 156-space parking podium; no approval has been reported.
What it may mean for the marketIf approved, would add workforce-priced rental supply near Miami Beach job centers and shops. The site is about 4 miles northeast of Key Biscayne Commodore Cl.
Source: Florida YIMBY - September 2026Civic
Miami-Dade commissioners adopt $14.26 billion budget with flat tax rate
County commissioners approved the fiscal year 2026-27 budget after a meeting that ran from Thursday afternoon into Friday morning. The operating property tax rate stays flat at 4.57 mills. The county says the plan prioritizes public safety, parks and transportation amid slowing revenue growth.
What it may mean for the marketA flat operating millage keeps the county's property tax rate steady for owners across Miami-Dade for the coming fiscal year. The site is about 4 miles northwest of Key Biscayne Commodore Cl.
Source: Local 10 News
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.
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