Key Biscaynes Commodore C
Homes for Sale in Key Biscayne, FL
All 81 homes for sale in Key Biscayne, FL · median $1,250,000 · 75 condos for sale in Key Biscayne · 131 homes for sale in 33149 · Miami-Dade County homes for sale
True comps, carrying-cost math, and listings before the portals.
Photo via MIAMI MLS
As of October 2026, Key Biscaynes Commodore C in Key Biscayne, FL has 1 home for sale. Over the 12 months ending 2026-09-20, 3 recorded sales closed at a median of $980,000, $929 per square foot, a median 84 days on market, sellers accepting 91% of original asking. At the median price and Miami-Dade County's FY2025-26 rate of 17.59 mills, annual property tax runs about $17,240 ($16,530 with the full homestead exemption).
Last 30 days in Key Biscaynes Commodore C: 2 new listings (median asking $1,290,080). As of October 20, 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
Key Biscaynes Commodore C market snapshot (as of September 20, 2026): the median sale price is about $980K ($929 per sq ft over the trailing 12 months of closed sales), and a median 84 days on market for closed sales.
In ZIP 33149 (Key Biscayne), 134 homes closed in the last 12 months at a median of $1.49M ($921/sq ft), up 18.0% year over year, with a median 77 days on market. Right now 61 active and 13 pending listings — a buyer's market. See the live ZIP 33149 housing market and the Miami-Dade County market.
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.
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
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending September 20 of each year, from record-level MIAMI MLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($980K) IS the median in the snapshot above.
Windows contain 0 to 3 sales each (3 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 2021 through 2026. Deemed reliable but not guaranteed.
16% 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 (2026-10-20).
Key Biscaynes Commodore C Market Scorecard
Key Biscaynes Commodore C is currently a balanced market., a median asking price of $1,170,160, and homes go under contract in about 1 days.
Go deeper: ZIP market scorecard · county scorecard · true cost calculator · affordability calculator.
Live data: MIAMI MLS, refreshed twice daily. Market metrics only; these describe homes for sale and recent sales, not residents.
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 2026-10-20, 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 2021 through 2026. 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.
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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.
What is your Key Biscaynes Commodore C home worth?
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Recently off market in KEY BISCAYNES COMMODORE C
Homes in KEY BISCAYNES COMMODORE C that recently left the market. Each address opens its public-record profile: county-recorded value, property taxes, the last recorded sale, community sales history, and what is for sale nearby now. 1 on record.
- 177 Ocean Lane Dr · off market
| Location | Key Biscayne, Miami-Dade County, FL · ZIP 33149 |
|---|---|
| Sale prices, last 12 months | $980,000 median across 3 closed sales · $929 per sq ft |
| Days on market (closed sales) | 84 median |
| For sale right now | 1 active, 0 pending · median asking $1,170,160 |
Data as of September 20, 2026. Based on information from the Southeast Florida Multiple Listing Service (SEFMLS) or from MIAMI Association of REALTORS(R) for the period 2021 through 2026. Market figures describe homes, not residents. Cite as: Momentum Realty, “Key Biscaynes Commodore C key facts,” movewithmomentum.com/neighborhoods/key-biscaynes-commodore-c, data as of September 20, 2026.
Just listed in Key Biscaynes Commodore C
The newest homes for sale in Key Biscaynes Commodore C right now, newest first. Each link opens the full listing with every photo, the price history and a tour request.
- 177 Ocean Lane Dr 512 $1,170,160 · 2 bd · 2 ba · 1,260 sq ft · new today Courtesy of Pixan Realty LLC
- 177 Ocean Lane Dr 405 $1,410,000 · 2 bd · 2 ba · 1,260 sq ft · 1 day on market Courtesy of IPM Worldwide Properties
Checked against the MLS Oct 20, 2026. All new listings in this market.
Every Home for Sale in Key Biscaynes Commodore C Right Now (2)
All 2 active and pending Key Biscaynes Commodore C listings with a detail page, newest first, refreshed twice a day from the MLS.
- 177 Ocean Lane Dr 405 · $1,410,000 · 2 bd / 2 ba · listed Oct 19, 2026 · listed by IPM Worldwide Properties
- 177 Ocean Lane Dr 512 · $1,170,160 · 2 bd / 2 ba · listed Sep 11, 2026 · listed by Pixan Realty LLC
More Key Biscayne home searches
- All homes for sale in Key Biscayne, FL
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- 4-bedroom homes for sale in Key Biscayne
- Key Biscayne home values: what is my house worth?
- ZIP 33149 housing scorecard
- 25 coming-soon communities in Miami-Dade County
Key Biscayne guides & data
Florida buyer guides
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 October 2026.
- 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 - 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 project is about 5 miles northwest of Key Biscaynes Commodore C, 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.
What it really costs to own in Key Biscaynes Commodore C
The parts of the monthly number a mortgage calculator leaves out, from the tax roll, the MLS, Citizens and FEMA. Property facts only.
| HOA dues | Median $1,568/month across 3 MLS listings (most billed quarterly; 2026-10-20). Dues cover what the documents say they cover; ask for the budget and reserve study. |
|---|---|
| Home and flood insurance | The average Citizens Property Insurance premium in Miami-Dade County is $1,891/yr (56,357 policies, Citizens detail by county, April 2026); private-market quotes depend on roof age, wind mitigation and construction. |
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Frequently Asked Questions
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An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Live listings | MIAMI MLS, refreshed twice daily (last: October 20, 2026) |
| Community market stats | MIAMI MLS closed sales, 12-month windows ending September 20, 2026 |
| Under-contract shares | MIAMI MLS records, as of 2026-09-20 |
| Historical depth | Closed-sale records back to 2021 (5 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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