North Biscayne Beach Amen
Homes for Sale in Sunny Isles Beach, FL
True comps, carrying-cost math, and listings before the portals.
Photo via MIAMI MLS
As of September 2026, NORTH BISCAYNE BEACH AMEN in FL has 13 homes for sale, asking from $3,995,000 to $39,995,000 (median $9,750,000). Over the 12 months ending 2026-07-20, 10 recorded sales closed at a median of $6,500,000, $1,986 per square foot, a median 111 days on market, sellers accepting 94% of original asking. Homes listed or recently sold were built 2020–2025 with 2 new construction. At the median price and Miami-Dade County's FY2025-26 rate of 17.59 mills, annual property tax runs about $114,360 ($113,640 with the full homestead exemption).
The number that tells the real story here is price per square foot, not the median price itself. At just under $1,986 per square foot against a median price of $6,500,000, this is a market priced on space and structure rather than volume of sales. With only 10 closings in the window we are analyzing, every transaction carries outsized weight, and a single unusually finished or unusually dated unit can swing the read for months.
A median days-on-market just over 111 tells buyers this is not a market where offers get compressed into a bidding scramble. Sellers here are pricing to a narrow, specific pool, and that pool takes its time. For a buyer, that patience is leverage. For a seller, it means pricing has to be defensible from day one, because there is no crowd of backup offers waiting to correct an overreach.
The 60-Second Overview
North Biscayne Beach Amen market snapshot (as of July 20, 2026): the median sale price is about $6.50M ($1986 per sq ft over the trailing 12 months of closed sales), and a median 112 days on market for closed sales.
North Biscayne Beach Amen trades in a thin, high-dollar slice of the Miami-Dade market, where price per square foot rather than headline price is the more reliable signal given how few closings feed the data.
The setting & the homes.
Aerial and on-site photos of North Biscayne Beach Amen. Swipe to explore the community.
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North Biscayne Beach Amen
North Biscayne Beach Amen
North Biscayne Beach Amen
North Biscayne Beach Amen
North Biscayne Beach Amen
North Biscayne Beach Amen
North Biscayne Beach Amen
North Biscayne Beach AmenPhotos from MIAMI MLS listings in North Biscayne Beach Amen; content deemed reliable but not guaranteed.
Who North Biscayne Beach Amen is best for.
Best for
- Buyers targeting a specific high-value unit and willing to evaluate it on its own merits, not shared amenities
- Buyers comfortable with a slower, more negotiated purchase process given the extended median days on market
- Sellers with a well-finished, well-priced unit who can substantiate value at or above the current median price per square foot
Probably not for
- Buyers who want a community with an established amenity package as part of the purchase
- Sellers expecting a fast sale cycle; the current median days on market runs well beyond three months
- Buyers relying on a large pool of recent comparable sales to validate pricing
Homes For Sale Right Now in North Biscayne Beach Amen
Live MLS inventory for North Biscayne Beach Amen. 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 North Biscayne Beach Amen listings as of 2026-09-02, 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 2024 through 2026. Tap any home to ask about it.
The North Biscayne Beach Amen buying strategy.
If we were buying in North Biscayne Beach Amen 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 North Biscayne Beach Amen.
A market defined by scarcity, not amenities
Current MLS listings show no identified community amenities, which puts the weight of the value proposition entirely on the unit itself, its finishes, and its position within the building or site. That is a different buying calculus than a community sold on shared facilities: due diligence here has to focus on the individual property, its condition, and its per-square-foot economics relative to what else has traded.
With a median of just over 111 days on market and only 10 closings in the window, pricing precision matters more than in higher-volume communities. There is not enough transaction density to lean on a tight comparable set, so any offer or listing strategy should be built from the specific unit's characteristics and finish level rather than a broad market trend line.
The location and the amenities are priced into every listing in North Biscayne Beach Amen. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a market this thin, generic comps do not hold up. We build our pricing and negotiation strategy from the individual unit's specifications and finish quality, and we read the 111-day median honestly with clients, whether that means a seller needs a sharper opening price or a buyer has real room to negotiate on carrying costs and terms.
North Biscayne Beach Amen 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 North Biscayne Beach Amen 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 North Biscayne Beach Amen sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in North Biscayne Beach Amen, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your North Biscayne Beach Amen home worth?
Get a no-obligation home value based on real comparable sales in North Biscayne Beach Amen, 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 North Biscayne Beach Amen?
How long do homes in North Biscayne Beach Amen take to sell?
Do cash buyers compete in North Biscayne Beach Amen?
Who is the best real estate agent for North Biscayne Beach Amen?
How do I find a top Sunny Isles Beach real estate agent who knows North Biscayne Beach Amen?
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Should you buy in North Biscayne Beach Amen?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Community market stats | MIAMI MLS closed sales, 12-month windows ending July 20, 2026 |
| Under-contract shares | MIAMI MLS records, as of 2026-07-18 |
| Historical depth | Closed-sale records back to 2024 (13 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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The numbers on this page move markets in the aggregate. The number that matters to you is what a buyer pays for your address. Momentum sells for 1.25% above the MIAMI MLS member average and 8 days faster, and we’ll price yours against live your area comps.
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