SANDS OF KEY BISCAYNE CON
Homes for Sale in Key Biscayne, FL
True comps, carrying-cost math, and listings before the portals.
Photo via miami
The number that matters most here isn't the median price, it's the volume behind it: three closings in the window that produced it. A per-square-foot figure north of $1,086 and a median price of $1,750,000 are real data points, but with a sample this small, one unusually finished unit or one distressed sale can swing the whole picture. Treat the 30.8% year-over-year move as a signal to investigate, not a trend to bank on.
For a seller, thin closing volume means pricing has to be built from comparable unit condition and line, not from a market-wide average. For a buyer, the median DOM of 161 days says this is not a market where units move fast once listed — there's room to negotiate, and there's no reason to rush a decision based on scarcity.
SANDS OF KEY BISCAYNE CON right now
🟢 Still climbing. The trailing-12-month median ($1.75M) is up 30.8% from the prior 12 months ($1.34M). With about 3 sales a year, a single closing can swing this number, so read the level and the decade, not one year's move.Momentum Research, record-level miami closed sales, 12-month windows ending July 20. Confidence: Low (3 and 4 sales in the two windows).
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Updated July 20, 2026 · Live data: miami, refreshed twice daily · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
The 60-Second Overview
SANDS OF KEY BISCAYNE CON market snapshot (as of July 20, 2026): the median sale price is about $1.75M ($1086 per sq ft over the trailing 12 months of closed sales), and a median 161 days on market for closed sales. The trailing-12-month median is up 31% from the prior 12 months, computed from record-level miami closed sales (3 closings in the current window).
Pricing here is set by a handful of transactions rather than a deep, continuous flow of sales, so each closing carries outsized weight in the numbers. That makes the building better read unit-by-unit than as a single market trend line.
The setting & the homes.
Aerial and on-site photos of SANDS OF KEY BISCAYNE CON. Swipe to explore the community.
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SANDS OF KEY BISCAYNE CON
SANDS OF KEY BISCAYNE CON
SANDS OF KEY BISCAYNE CONPhotos from miami listings in SANDS OF KEY BISCAYNE CON; content deemed reliable but not guaranteed.
Who SANDS OF KEY BISCAYNE CON is best for.
Best for
- A buyer targeting a specific unit here and willing to underwrite value from that unit's own condition and comparables rather than a market median.
- A buyer comfortable with a longer marketing and negotiation timeline, given a median days-on-market well past most active markets.
- A seller prepared to price based on a detailed, unit-specific case rather than leaning on a median built from very few transactions.
Probably not for
- A buyer who wants a documented amenity package before committing, since none is identified in current MLS listings.
- A buyer or seller who needs a large, stable comparable set to feel confident in a valuation.
- Anyone expecting the year-over-year percentage change to reflect a broad, reliable market trend rather than a handful of sales.
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending July 20 of each year, from record-level miami closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($1.75M) IS the median in the snapshot above, and the move from 2025 ($1.34M) IS the +30.8% one-year change.
Windows contain 0 to 8 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 2018 through 2026. Deemed reliable but not guaranteed.
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.
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 (2026-08-18).
SANDS OF KEY BISCAYNE CON Market Scorecard
SANDS OF KEY BISCAYNE CON is currently a balanced market., and homes go under contract in about 29 days.
Go deeper: ZIP market scorecard · county scorecard · true cost calculator · affordability calculator.
Live data: miami, refreshed twice daily. Market metrics only; these describe homes for sale and recent sales, not residents.
Homes For Sale Right Now in SANDS OF KEY BISCAYNE CON
Live MLS inventory for SANDS OF KEY BISCAYNE CON. 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 SANDS OF KEY BISCAYNE CON listings as of 2026-08-17, 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 SANDS OF KEY BISCAYNE CON buying strategy.
If we were buying in SANDS OF KEY BISCAYNE CON 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 SANDS OF KEY BISCAYNE CON.
A market defined by low volume
With only three closings feeding the current snapshot, the $1,750,000 median price and $1,086.28 per-square-foot figure should be read as a starting point for conversation, not a fixed benchmark. A building trading this infrequently can show large swings in both price and days-on-market simply because there are so few data points to average — the 30.8% year-over-year change likely reflects which specific units sold as much as any shift in overall demand.
The median 161-day marketing period reinforces that this isn't a market where pricing gets tested and corrected quickly. Sellers here need a pricing strategy grounded in the specific unit's condition, line, and view rather than a market average, and buyers have the leverage of time — there's little urgency signal in the data pushing toward a fast decision. No community amenities are documented in the current MLS listings, so specifics on building features, association details, and any related fees should be verified directly rather than assumed.
The location and the amenities are priced into every listing in SANDS OF KEY BISCAYNE CON. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a building with this few recent closings, the comparables that matter are often not in the public record yet, or need context an agent has to dig for. We build the pricing case unit-by-unit, cross-check condition and line against what's actually closed, and make sure you're not anchoring to a median built on a handful of sales that may not resemble the unit in front of you.
SANDS OF KEY BISCAYNE CON in 15 seconds.
HOA, CDD & Fees
- Mandatory HOA — confirm current dues
- 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 SANDS OF KEY BISCAYNE CON 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 SANDS OF KEY BISCAYNE CON sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in SANDS OF KEY BISCAYNE CON, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your SANDS OF KEY BISCAYNE CON home worth?
Get a no-obligation home value based on real comparable sales in SANDS OF KEY BISCAYNE CON, 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 SANDS OF KEY BISCAYNE CON?
How long do homes in SANDS OF KEY BISCAYNE CON take to sell?
Do cash buyers compete in SANDS OF KEY BISCAYNE CON?
Who is the best real estate agent for SANDS OF KEY BISCAYNE CON?
How do I find a top Key Biscayne real estate agent who knows SANDS OF KEY BISCAYNE CON?
Can Momentum Realty connect me with an agent for SANDS OF KEY BISCAYNE CON?
Should you buy in SANDS OF KEY BISCAYNE CON?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Community market stats | miami closed sales, 12-month windows ending July 20, 2026 |
| Under-contract shares | miami records, as of 2026-07-18 |
| Historical depth | Closed-sale records back to 2018 (30 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 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.
Own a home here?
You just read the data. Now see what your home is worth.
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 member average and 8 days faster, and we’ll price yours against live your area comps.
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