Sands of Key Biscayne Con
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, Sands of Key Biscayne Con in Key Biscayne, FL has 2 homes for sale. As of October 2026, the MLS records 30 closed sales in Sands of Key Biscayne Con in Key Biscayne, FL since 2018, the most recent in May 2026. Recorded prices since 2024 ran from $1,300,000 to $2,600,000 (median $1,750,000), on homes of 1,496 to 1,772 sq ft. At that median and Miami-Dade County's FY2025-26 rate of 17.59 mills, annual property tax runs about $30,790 ($30,070 with the full homestead exemption).
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.
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 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.
MIAMI REALTORS sales records identify 9 homes in SANDS OF KEY BISCAYNE CON that have changed hands since 2013, built between 1969 and 1969 (median 1969), with a median living area of about 1,611 sq ft and a typical 2-bedroom, 2-bath layout; 100% are condominiums. Source: MIAMI REALTORS closed-sale history compiled by Momentum Research; counts reflect homes with a recorded MLS sale, not every home in the 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 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.
The market around Sands of Key Biscayne Con
Sands of Key Biscayne Con is too small for its own price trend, so here is the market around it.
In ZIP 33149, 158 homes are on the market and 15% are under contract — a slower corner of Key Biscayne.
Across Miami-Dade County, 15,314 homes are active and 3,367 pending (18% under contract).
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.
ZIP and county figures describe the wider market, not Sands of Key Biscayne Con specifically. Momentum Research analysis of MLS records.
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 2026-10-22, 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.
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.
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Data sources & freshness
| Live listings | MIAMI MLS, refreshed twice daily (last: October 22, 2026) |
| Under-contract shares | MIAMI MLS records, as of 2026-09-20 |
| 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 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 Sands Of Key Biscayne Con
Development, infrastructure, retail, and school activity affecting Sands Of Key Biscayne Con, 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 5 miles northwest of Sands Of Key Biscayne Con.
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 Sands Of Key Biscayne Con.
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 north of Sands Of Key Biscayne Con.
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 Sands Of Key Biscayne Con.
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 4 miles northwest of Sands Of Key Biscayne Con.
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 9 miles northwest of Sands Of Key Biscayne Con.
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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Every Home for Sale in Sands Of Key Biscayne Con Right Now (1)
All 1 active and pending Sands Of Key Biscayne Con listings with a detail page, newest first, refreshed twice a day from the MLS.
- 605 Ocean Dr 2L · $2,199,000 · 3 bd / 3 ba · listed Jul 22, 2026 · listed by BHHS EWM Realty
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