Key Biscaynes Commodore C
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 Biscaynes Commodore C in FL has 2 homes for sale. Key Biscaynes Commodore C is a community in Miami-Dade County, FL.
Last 30 days in Key Biscaynes Commodore C: 2 new listings (median asking $1,290,080). As of November 11, 2026, Listing information provided by the Southeast Florida MLS (SEFMLS) / MIAMI Association of REALTORS(R). Information is deemed reliable but not guaranteed by the MLS to be accurate.
Three closings is a small enough sample that any single sale can move the median, so treat the $980,000 figure as a snapshot rather than a firm ceiling or floor. What it does confirm is that pricing per square foot here runs close to $929 — a level that reflects the building's setting more than any finish package or listed amenity, since the current MLS data doesn't detail shared building features.
An 84-day median days-on-market tells you this isn't a market where units move on the first showing. Sellers should price with that runway in mind rather than expecting a quick close, and buyers have some room to negotiate on timeline and terms if they're patient about finding the right unit.
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 at Commodore C sits in the high-$900s per square foot on thin closing volume, which means each transaction here carries more weight in reading the market than it would in a higher-volume community.
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 Biscaynes Commodore C is best for.
Best for
- Buyers with a flexible closing timeline who can wait through an extended marketing period
- Buyers focused on this specific location who are prepared to pay a premium price per square foot
- Sellers who can price patiently and aren't looking for a quick turnaround sale
Probably not for
- Buyers who need a fast close or a tight, predictable timeline
- Buyers wanting a large pool of recent comparable sales to benchmark against
- Sellers expecting rapid offers based on high-volume market activity
The market around Key Biscaynes Commodore C
Key Biscaynes Commodore C 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 Biscaynes Commodore C specifically. Momentum Research analysis of MLS records.
Homes For Sale Right Now in Key Biscaynes Commodore C
Live MLS inventory for Key Biscaynes Commodore C. 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 Biscaynes Commodore C listings as of 2026-11-11, 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 Biscaynes Commodore C buying strategy.
If we were buying in Key Biscaynes Commodore C 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 Biscaynes Commodore C.
Reading a thin market
With only three closings in this window, Commodore C doesn't generate the volume of data that makes trend-spotting straightforward. A median price near $980,000 and a per-square-foot figure around $928.57 are real data points, but they're drawn from a small pool — buyers and sellers should pull comparable unit-level detail before anchoring to these numbers alone.
The 84-day median days-on-market is the more telling figure of the three. It suggests units here don't turn over quickly, whether due to pricing discipline on the seller side, a narrower pool of qualified buyers at this price point, or simply low inventory turnover. None of that shows up as a red flag on its own, but it does argue for a pricing and marketing strategy built around patience rather than urgency.
The location and the amenities are priced into every listing in Key Biscaynes Commodore C. 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 work from, the value of an agent is in knowing which of those transactions are actually comparable and which aren't. We pull the underlying listing detail — condition, floor, view, unit line — rather than leaning on a thin median, and we price and negotiate accordingly on both sides of the transaction.
Key Biscaynes Commodore C in 15 seconds.
Tools for a Key Biscaynes Commodore C 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 Biscaynes Commodore C sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Key Biscaynes Commodore C, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
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Data sources & freshness
| Live listings | MIAMI MLS, refreshed twice daily (last: November 11, 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 Biscaynes Commodore C
Development, infrastructure, retail, and school activity affecting Key Biscaynes Commodore C, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated November 2026.
- 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 5 miles north of Key Biscaynes Commodore C.
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 7 miles north of Key Biscaynes Commodore C.
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 5 miles north of Key Biscaynes Commodore C.
Source: Florida YIMBY - September 2026Development
University of Miami agreement with Coral Gables would add a hospital of up to 100 beds
A development agreement would allow construction of a hospital with up to 100 beds on the university's Coral Gables campus, offering inpatient, outpatient and emergency care. The agreement would also reshape the campus, which includes the Gables Village residential complex of 1,458 beds slated for mid-2029. Cost, size and timeline for the hospital were not stated.
What it may mean for the marketA campus hospital would add inpatient and emergency care capacity and healthcare employment in the Coral Gables area. The site is about 8 miles west of Key Biscaynes Commodore C.
Source: Miami Today - 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 6 miles north of Key Biscaynes Commodore C.
Source: Local 10 News - September 2026Infrastructure
County committee reviews $101 million contract for MIA North Terminal baggage screening machines
A county committee is reviewing a $101 million contract to replace 25 explosives detection machines in the North Terminal's baggage-handling system at Miami International Airport. The work would take about four and two-thirds years and be phased to limit disruption.
What it may mean for the marketBaggage system upgrades at the airport support passenger throughput and airport-related operations over several years. The site is about 10 miles northwest of Key Biscaynes Commodore C.
Source: Miami Today
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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