1 / 82ACTIVE$237,000,000
5 beds | 9 baths | 11,528 sqft | 2.38 acres
485 W Matheson Dr, Key Biscayne, FL 33149
LISTED BY Coldwell Banker Realty↗
Key Biscayne · Q3 2026 · Data as of October 19, 2026
Key Biscayne Market Report
Data for July 1, 2026 to September 30, 2026 · MIAMI REALTORS® MLS data as of October 19, 2026 · reviewed by Julian Acosta · next report January 2027
Median sale price · single-family · Q3 2026
$4,920,62411 sales · Q3 2025: $3,950,000, 11 sales
The median sale price of a condominium in Key Biscayne, Florida, a village in Miami-Dade County, was $1,400,000 in the third quarter of 2026, on 53 closed sales, 8.3% above the third quarter of 2025, according to MIAMI REALTORS® MLS records analyzed by Julian Acosta as of October 19, 2026.
- Homes Off the Water $4,160,000none soldnone sold
- Waterfront Homes 4 salesnone soldnone sold
- Key Colony and Ocean Lane 2 sales$1,140,000none sold
- Grand Bay and Ocean Drive none sold$754,5001 sale
- Ocean Club and South Crandon none sold$2,100,0001 sale
- Median price: lowerhigher
Homes Off the Water$4,160,000none soldnone soldWaterfront Homes4 salesnone soldnone soldKey Colony and Ocean Lane2 sales$1,140,000none soldGrand Bay and Ocean Drivenone sold$754,5001 saleOcean Club and South Crandonnone sold$2,100,0001 sale
Choose a micromarket on the map to go to its figures, further down.
LIVE On the market now: 74 homes at $2,000,000 and up · median asking $1,653 a sq ft · AS OF November 1, 2026 · See them →
Key Biscayne is a village of its own in Miami-Dade County, incorporated in 1991, at the center of a barrier island between Biscayne Bay and the Atlantic, reached from Miami by the Rickenbacker Causeway. It is mostly condominiums: about 5,400 units, beside about 1,300 houses, 215 of them on the water.
Julian Acosta on Key Biscayne
I read Key Biscayne as two markets on one island. For a house, the first question is the water: about one house in six stands on the bay, a cove or a canal, most on Mashta Island and in Cape Florida, on lots twice the grid's. For an apartment, it is the development: Key Colony to the north, Grand Bay in the middle, Ocean Club to the south, each beside older buildings. In Key Colony I have represented buyers and sellers. Tell me house or apartment, on the water or off it, and I will show you where to start.
Key takeaways
- Key Biscayne condominiums sold for a median of $1,400,000 in Q3 2026, on 53 sales, 8.3% above Q3 2025.
- Key Biscayne houses sold for a median of $4,537,500 over the 12 months to September 2026, on 40 sales, 28.9% above the year before.
- Key Biscayne condominiums sold faster in Q3 2026: a median of 53 days, about 7½ weeks, against 68 days a year earlier.
Where the Key Biscayne market is heading
- Over the five quarters to September 2026, Key Biscayne condominiums closed between $1,198,500 and $1,525,000 a quarter, with no steady direction.
- Key Biscayne sales rose from 40 in Q4 2025 to 66 in each of Q2 and Q3 2026.
- Over the 12 months to September 2026, Key Biscayne's condominium and house medians were both higher than a year earlier, on 230 sales against 213.
These are the figures to date, not a forecast.
If you're selling in Key Biscayne
- How close to asking: In Q3 2026, the typical Key Biscayne sale closed at 95.1% of its last asking price, and 34 of 66 closed at or within 5% of it.
- How long it takes: Key Biscayne condominiums took a median of 53 days to sell in Q3 2026, about 7½ weeks; houses took 117 days, about 17 weeks.
- Your price range: Over the 12 months to September 2026, 89 of Key Biscayne's 230 sales were between $1,000,000 and $2,000,000; the 6 at $10,000,000 and over took a median of 146.5 days.
If you're buying in Key Biscayne
- Room to negotiate: In Q3 2026, 9 of 66 Key Biscayne sales closed more than 10% under their last asking price, and 12 closed at or above it.
- What your budget buys: Every Key Biscayne house sold in the 12 months to September 2026 closed at $2,000,000 or more; below that, the island's market is condominiums.
- How fast homes go: Key Biscayne closed 66 sales in each of Q2 and Q3 2026, the most in a quarter since Q2 2024, so there are more recent sales to compare an offer with.
Key Biscayne Market Statistics
- Condo median price. $1,400,000 · 53 sales · 8.3% above Q3 2025 ($1,292,500).
- Single-family median price. $4,920,624 in Q3 2026 (11 sales) · $4,537,500 over 12 months (40 sales), 28.9% above the year before.
- Homes sold. 66 closed sales, 20% more than Q3 2025 (55) · $172.0 million in volume, 32.5% more ($129.9 million).
- Sale against list price. Median sale at 95.1% of the last list price (94.0% in Q3 2025) · 12 of 66 at or above it.
- Luxury share. 23 of 66 sales at $2,000,000 or more · all 11 single-family sales among them.
How this report differsClosed sales, not estimatesThe Village by its County folioA repeated sale counted onceMedians from five sales upTop sales checked with the County
Key Biscayne at a glance
Data as of October 19, 2026
Key Biscayne Single-Family Home Prices
11 sales · Q3 2026Median sale price · single-family
$4,920,624
12 months to September 30, 2026: $4,537,500, 40 sales
What this means
Key Biscayne's 11 house sales in Q3 2026 had a median price of $4,920,624; over 12 months, on 40 sales, $4,537,500.
Why it matters
A quarter's few house sales can swing, and the 12 months are steadier.
Q3 2026 · 11 sales · MIAMI REALTORS® MLS
Median price per sq ft · single-family
$1,538
Q3 2025: $1,507, 11 sales
What this means
A Key Biscayne house sold for a median $1,538 per square foot of living space in Q3 2026, on 11 sales.
Why it matters
With 11 Key Biscayne house sales in Q3 2026, compare it with the 12 months' $1,464 rather than read a change.
Q3 2026 · 11 sales · MIAMI REALTORS® MLS
Median days on market · single-family
117 days
Q3 2025: 107 days
What this means
A Key Biscayne house took a median of 117 days to sell in Q3 2026, about 17 weeks, on 11 sales.
Why it matters
In Q3 2026, Key Biscayne houses took about twice as long as condominiums to sell, 117 days against 53.
Q3 2026 · 11 sales · MIAMI REALTORS® MLS
Sale-to-list ratio · single-family
93.2%
Q3 2025: 93.4%
What this means
The typical Key Biscayne house sold in Q3 2026 for 93.2% of its last asking price; none of the 11 sold at or above it.
Why it matters
It shows the room between a house's asking price and its sale.
Q3 2026 · 11 sales · MIAMI REALTORS® MLS
Key Biscayne Condo Prices
53 sales · Q3 2026Median sale price · condominiums
$1,400,000
Q3 2025: $1,292,500 · ▲ 8.3%
What this means
Half of the 53 Key Biscayne condominiums sold in Q3 2026 closed above $1,400,000 and half below.
Why it matters
It is the typical price, and one record sale does not move it; it reads the market and does not set the price of your home.
Q3 2026 · 53 sales · MIAMI REALTORS® MLS
Median price per sq ft · condominiums
$881
Q3 2025: $821 · ▲ 7.3%
What this means
A Key Biscayne condominium sold for a median $881 per square foot of living space in Q3 2026, against $821 a year earlier.
Why it matters
It compares condominiums of different sizes fairly, and it rises only if each foot costs more.
Q3 2026 · 53 sales · MIAMI REALTORS® MLS
Median days on market · condominiums
53 days
Q3 2025: 68 days
What this means
A Key Biscayne condominium took a median of 53 days to sell in Q3 2026, about 7½ weeks, against 68 a year earlier.
Why it matters
Faster sales mean buyers decide sooner. A longer wait leaves more room to negotiate.
Q3 2026 · 53 sales · MIAMI REALTORS® MLS
Sale-to-list ratio · condominiums
95.5%
Q3 2025: 94.1%
What this means
In Q3 2026, the typical Key Biscayne condominium sold for 95.5% of its last asking price, and 12 of 53 closed at or above it.
Why it matters
It shows how far apart asking prices and offers ended.
Q3 2026 · 53 sales · MIAMI REALTORS® MLS
All Key Biscayne homes
Closed sales
66
Q3 2025: 55 · ▲ 20.0%
What this means
66 Key Biscayne homes sold in Q3 2026, 11 more than a year earlier, for $172.0 million in all.
Why it matters
More closings mean more buyers acted, not only looked.
Q3 2026 · all property types · MIAMI REALTORS® MLS
Dollar volume
$172.01M
Q3 2025: $129.87M · ▲ 32.5%
What this means
Key Biscayne's 66 sales in Q3 2026 added up to $172.0 million, against $129.9 million a year earlier.
Why it matters
Volume rises with the number of sales and with their prices together.
Q3 2026 · all property types · MIAMI REALTORS® MLS
Sales at $2,000,000 and over
23
Q3 2025: 22
What this means
23 of 66 Key Biscayne sales in Q3 2026 were $2,000,000 or more, including all 11 houses.
Why it matters
It shows how much of the island trades at the top.
Q3 2026 · all property types · MIAMI REALTORS® MLS
Key Biscayne prices by quarter
Every quarter since Q4 2019 · MIAMI REALTORS® MLS
Key Biscayne, every quarter from Q4 2019 to Q3 2026 · MIAMI REALTORS® MLS, data as of October 19, 2026
Median sale price
Condominiums
See every figure
| Prices by quarter | Median sale price · Condominiums | Median price per square foot · Condominiums | Median days on market · Condominiums |
|---|---|---|---|
| Q4 2019 | $728,925 | $481 | 103.5 |
| Q1 2020 | $750,000 | $523 | 131 |
| Q2 2020 | $1,047,500 | $571 | 101 |
| Q3 2020 | $820,000 | $535 | 154 |
| Q4 2020 | $785,000 | $552 | 111 |
| Q1 2021 | $970,000 | $580 | 123 |
| Q2 2021 | $920,000 | $578 | 74 |
| Q3 2021 | $1,015,000 | $687 | 30.5 |
| Q4 2021 | $1,000,000 | $678 | 47.5 |
| Q1 2022 | $1,487,500 | $808 | 56.5 |
| Q2 2022 | $1,340,000 | $839 | 27 |
| Q3 2022 | $1,225,000 | $839 | 24.5 |
| Q4 2022 | $1,057,090 | $725 | 45 |
| Q1 2023 | $1,257,500 | $825 | 56 |
| Q2 2023 | $1,460,000 | $867 | 55 |
| Q3 2023 | $1,150,000 | $847 | 89 |
| Q4 2023 | $1,327,500 | $866 | 56.5 |
| Q1 2024 | $920,000 | $765 | 76 |
| Q2 2024 | $1,400,000 | $900 | 45 |
| Q3 2024 | $1,060,000 | $829 | 81.5 |
| Q4 2024 | $1,055,000 | $749 | 41 |
| Q1 2025 | $1,285,000 | $858 | 59 |
| Q2 2025 | $1,200,000 | $781 | 77.5 |
| Q3 2025 | $1,292,500 | $821 | 68 |
| Q4 2025 | $1,267,500 | $901 | 59 |
| Q1 2026 | $1,198,500 | $864 | 84.5 |
| Q2 2026 | $1,525,000 | $914 | 40 |
| Q3 2026 | $1,400,000 | $881 | 53 |
Price since 2019: The median Key Biscayne condominium price went from $728,925 in late 2019 to $1,400,000 in Q3 2026, nearly double.
Why it matters
Why it matters
The median is the typical price: half the sales went for more and half for less. One quarter can surprise; seven years show the direction.
Price per square foot: A Key Biscayne condominium sold for a median $881 per square foot of living space in Q3 2026; a house, $1,538.
Why it matters
Why it matters
It compares homes of different sizes fairly.
Sales per quarter: Key Biscayne sales peaked at 226 in Q2 2021 and have run between 40 and 66 a quarter since Q3 2024.
Why it matters
Why it matters
The count shows whether demand is building or cooling.
Days to sell: A Key Biscayne condominium took a median of 53 days to sell in Q3 2026, about 7½ weeks; a house, 117.
Why it matters
Why it matters
A longer wait leaves more room to negotiate.
Key Biscayne Home Prices by Area
Real local data by micromarket: Key Biscayne's closed sales in its five areas, the houses on the water and off it and the condominiums of Key Colony, Grand Bay and Ocean Club, each by type of home and by the water, over the twelve months to September 30, 2026.
Homes Off the WaterSingle-family · 12 monthsCondos · 12 monthsTownhouses · 12 months$4,160,000 median pricenone sold none sold 34 sales · 88.5 days to sellWaterfront HomesSingle-family · 12 monthsCondos · 12 monthsTownhouses · 12 months4 sales none sold none sold Key Colony and Ocean LaneSingle-family · 12 monthsCondos · 12 monthsTownhouses · 12 months2 sales $1,140,000 median pricenone sold 82 sales · 57 days to sellGrand Bay and Ocean DriveSingle-family · 12 monthsCondos · 12 monthsTownhouses · 12 monthsnone sold $754,500 median price1 sale 28 sales · 59 days to sellOcean Club and South CrandonSingle-family · 12 monthsCondos · 12 monthsTownhouses · 12 monthsnone sold $2,100,000 median price1 sale 73 sales · 60 days to sell
Choose a micromarket to go to its figures, below.
Off the water: Key Biscayne houses off the water sold at a median of $4,160,000 in the 12 months to September 2026.
Why it matters
Why it matters
An area's median is its typical price: half its homes sold for more and half for less. A house is on the water by the County's record of its lot.
Condominiums: A Key Biscayne condominium sold at a median of $2,100,000 in Ocean Club and $1,140,000 in Key Colony in the 12 months to September 2026.
Why it matters
Why it matters
Twelve months by development show where on the island a condominium's price stands.
Key Biscayne by micromarket
Homes Off the Water
34 sales · 12 months to September 2026Median sale price · single-family
$4,160,000
A year earlier: $3,310,000 · ▲ 25.7%
What this means
If you own a house in Homes Off the Water, this is your yardstick: half of the 34 houses sold there in the 12 months to September 30, 2026 closed above $4,160,000 and half below, against $4,537,500 across Key Biscayne (MIAMI REALTORS® MLS).
12 months · 34 sales · MIAMI REALTORS® MLS
Closed sales
34
A year earlier: 35
What this means
34 houses sold in Homes Off the Water in the 12 months to September 30, 2026, about 3 a month, against 35 the 12 months before (MIAMI REALTORS® MLS).
12 months · 34 sales · MIAMI REALTORS® MLS
Median price per sq ft · single-family
$1,406
A year earlier: $1,385 · ▲ 1.5%
What this means
To compare homes of different sizes, look at the price per square foot: a house in Homes Off the Water sold for a median $1,406 in the 12 months to September 30, 2026, so 2,000 Sq.Ft at that rate comes to about $2,810,000 (MIAMI REALTORS® MLS).
12 months · 34 sales · MIAMI REALTORS® MLS
Median days on market · single-family
88.5 days
A year earlier: 97 days
What this means
If you sell a house in Homes Off the Water, plan for about 13 weeks: the typical one took 88.5 days to sell in the 12 months to September 30, 2026 (MIAMI REALTORS® MLS).
12 months · 34 sales · MIAMI REALTORS® MLS
Condos · none sold
Townhouses · none sold
Single-family · $4,160,000 · 34 salesCondos · none soldTownhouses · none sold
On the water, 1 house sold; off it, 33.
Full report for Homes Off the Water →Waterfront Homes
4 sales · 12 months to September 2026Median sale price · single-family
4 sales, too few for a median
A year earlier: 5 sales at $13,800,000
What this means
Only 4 houses sold in Waterfront Homes in the 12 months to September 30, 2026: too few for a fair median, so each sale is listed in the table below (MIAMI REALTORS® MLS).
12 months · 4 sales · MIAMI REALTORS® MLS
Closed sales
4
A year earlier: 5
What this means
4 houses sold in Waterfront Homes in the 12 months to September 30, 2026, fewer than one a month, against 5 the 12 months before (MIAMI REALTORS® MLS).
12 months · 4 sales · MIAMI REALTORS® MLS
Condos · none sold
Townhouses · none sold
Single-family · 4 salesCondos · none soldTownhouses · none sold
On the water, 4 houses sold; off it, 0.
Full report for Waterfront Homes →Key Colony and Ocean Lane
2 sales · 12 months to September 202682 sales · 12 months to September 2026Median sale price · single-family
2 sales, too few for a median
A year earlier: 0 sales
What this means
Only 2 houses sold in Key Colony and Ocean Lane in the 12 months to September 30, 2026: too few for a fair median, so each sale is listed in the table below (MIAMI REALTORS® MLS).
12 months · 2 sales · MIAMI REALTORS® MLS
Closed sales
2
A year earlier: 0
What this means
2 houses sold in Key Colony and Ocean Lane in the 12 months to September 30, 2026, fewer than one a month, against 0 the 12 months before (MIAMI REALTORS® MLS).
12 months · 2 sales · MIAMI REALTORS® MLS
Median sale price · condominiums
$1,140,000
A year earlier: $1,101,500 · ▲ 3.5%
What this means
If you own a condominium in Key Colony and Ocean Lane, this is your yardstick: half of the 82 condominiums sold there in the 12 months to September 30, 2026 closed above $1,140,000 and half below, against $1,400,000 across Key Biscayne (MIAMI REALTORS® MLS).
12 months · 82 sales · MIAMI REALTORS® MLS
Closed sales
82
A year earlier: 81
What this means
82 condominiums sold in Key Colony and Ocean Lane in the 12 months to September 30, 2026, about 7 a month, against 81 the 12 months before (MIAMI REALTORS® MLS).
12 months · 82 sales · MIAMI REALTORS® MLS
Median price per sq ft · condominiums
$806
A year earlier: $701 · ▲ 15.0%
What this means
To compare homes of different sizes, look at the price per square foot: a condominium in Key Colony and Ocean Lane sold for a median $806 in the 12 months to September 30, 2026, so 1,000 Sq.Ft at that rate comes to about $810,000 (MIAMI REALTORS® MLS).
12 months · 82 sales · MIAMI REALTORS® MLS
Median days on market · condominiums
57 days
A year earlier: 51 days
What this means
If you sell a condominium in Key Colony and Ocean Lane, plan for about 8 weeks: the typical one took 57 days to sell in the 12 months to September 30, 2026 (MIAMI REALTORS® MLS).
12 months · 82 sales · MIAMI REALTORS® MLS
Townhouses · none sold
Single-family · 2 salesCondos · $1,140,000 · 82 salesTownhouses · none sold
On the water, 1 house sold; off it, 1.
In a building on the water, 59 condominiums sold at a median of $1,250,000; off it, 23 at $880,000.
Full report for Key Colony and Ocean Lane →Grand Bay and Ocean Drive
28 sales · 12 months to September 20261 sale · 12 months to September 2026Single-family · none sold
Median sale price · condominiums
$754,500
A year earlier: $815,000 · ▼ 7.4%
What this means
If you own a condominium in Grand Bay and Ocean Drive, this is your yardstick: half of the 28 condominiums sold there in the 12 months to September 30, 2026 closed above $754,500 and half below, against $1,400,000 across Key Biscayne (MIAMI REALTORS® MLS).
12 months · 28 sales · MIAMI REALTORS® MLS
Closed sales
28
A year earlier: 27
What this means
28 condominiums sold in Grand Bay and Ocean Drive in the 12 months to September 30, 2026, about 2 a month, against 27 the 12 months before (MIAMI REALTORS® MLS).
12 months · 28 sales · MIAMI REALTORS® MLS
Median price per sq ft · condominiums
$719
A year earlier: $811 · ▼ 11.3%
What this means
To compare homes of different sizes, look at the price per square foot: a condominium in Grand Bay and Ocean Drive sold for a median $719 in the 12 months to September 30, 2026, so 1,000 Sq.Ft at that rate comes to about $720,000 (MIAMI REALTORS® MLS).
12 months · 28 sales · MIAMI REALTORS® MLS
Median days on market · condominiums
59 days
A year earlier: 88 days
What this means
If you sell a condominium in Grand Bay and Ocean Drive, plan for about 8½ weeks: the typical one took 59 days to sell in the 12 months to September 30, 2026 (MIAMI REALTORS® MLS).
12 months · 28 sales · MIAMI REALTORS® MLS
Median sale price · townhouses
1 sale, too few for a median
A year earlier: 4 sales
What this means
Only 1 townhouse sold in Grand Bay and Ocean Drive in the 12 months to September 30, 2026: too few for a fair median, so the sale is listed in the table below (MIAMI REALTORS® MLS).
12 months · 1 sale · MIAMI REALTORS® MLS
Closed sales
1
A year earlier: 4
What this means
1 townhouse sold in Grand Bay and Ocean Drive in the 12 months to September 30, 2026, fewer than one a month, against 4 the 12 months before (MIAMI REALTORS® MLS).
12 months · 1 sale · MIAMI REALTORS® MLS
Single-family · none soldCondos · $754,500 · 28 salesTownhouses · 1 sale
In a building on the water, 9 condominiums sold at a median of $1,660,000; off it, 19 at $650,000.
The one townhouse sold was not on the water.
Full report for Grand Bay and Ocean Drive →Ocean Club and South Crandon
73 sales · 12 months to September 20261 sale · 12 months to September 2026Single-family · none sold
Median sale price · condominiums
$2,100,000
A year earlier: $1,632,500 · ▲ 28.6%
What this means
If you own a condominium in Ocean Club and South Crandon, this is your yardstick: half of the 73 condominiums sold there in the 12 months to September 30, 2026 closed above $2,100,000 and half below, against $1,400,000 across Key Biscayne (MIAMI REALTORS® MLS).
12 months · 73 sales · MIAMI REALTORS® MLS
Closed sales
73
A year earlier: 50
What this means
73 condominiums sold in Ocean Club and South Crandon in the 12 months to September 30, 2026, about 6 a month, against 50 the 12 months before (MIAMI REALTORS® MLS).
12 months · 73 sales · MIAMI REALTORS® MLS
Median price per sq ft · condominiums
$1,019
A year earlier: $951 · ▲ 7.2%
What this means
To compare homes of different sizes, look at the price per square foot: a condominium in Ocean Club and South Crandon sold for a median $1,019 in the 12 months to September 30, 2026, so 1,000 Sq.Ft at that rate comes to about $1,020,000 (MIAMI REALTORS® MLS).
12 months · 73 sales · MIAMI REALTORS® MLS
Median days on market · condominiums
60 days
A year earlier: 70.5 days
What this means
If you sell a condominium in Ocean Club and South Crandon, plan for about 8½ weeks: the typical one took 60 days to sell in the 12 months to September 30, 2026 (MIAMI REALTORS® MLS).
12 months · 73 sales · MIAMI REALTORS® MLS
Median sale price · townhouses
1 sale, too few for a median
A year earlier: 3 sales
What this means
Only 1 townhouse sold in Ocean Club and South Crandon in the 12 months to September 30, 2026: too few for a fair median, so the sale is listed in the table below (MIAMI REALTORS® MLS).
12 months · 1 sale · MIAMI REALTORS® MLS
Closed sales
1
A year earlier: 3
What this means
1 townhouse sold in Ocean Club and South Crandon in the 12 months to September 30, 2026, fewer than one a month, against 3 the 12 months before (MIAMI REALTORS® MLS).
12 months · 1 sale · MIAMI REALTORS® MLS
Single-family · none soldCondos · $2,100,000 · 73 salesTownhouses · 1 sale
In a building on the water, 60 condominiums sold at a median of $2,100,000; off it, 13 at $2,300,000.
The one townhouse sold was not on the water.
Full report for Ocean Club and South Crandon →See the full table
| Neighborhood | Closed sales | Median sale price | Price per square foot | Median vs a year earlier | Median days |
|---|---|---|---|---|---|
Waterfront HomesEach sale (4)
| 4 | $17,500,00024 months | $2,804 | — | 117 |
Mashta IslandEach sale (1)
| 1 | — | — | — | — |
Cape FloridaEach sale (1)
| 1 | — | — | — | — |
The bay lots of the main islandEach sale (2)
| 2 | — | — | — | — |
| Homes Off the Water | 34 | $4,160,000 | $1,406 | ▲ 25.7% | 88.5 |
| Tropical Isle Homes | 15 | $4,400,000 | $1,499 | — | 69 |
| Biscayne Key Estates | 13 | $3,475,000 | $1,287 | — | 196 |
Holiday ColonyEach sale (2)
| 2 | — | — | — | — |
Mashta Island, off the waterEach sale (2)
| 2 | — | — | — | — |
Cape Florida, off the waterEach sale (1)
| 1 | — | — | — | — |
Grand Bay's housesEach sale (1)
| 1 | — | — | — | — |
| Other houses | 0 | — | — | — | — |
Key Colony and Ocean LaneEach sale (2)
| 2 | — | — | — | — |
| Key Biscayne Commodore Club | 0 | — | — | — | — |
| Commodore Club South | 0 | — | — | — | — |
| Key Colony No. 1 | 0 | — | — | — | — |
| Key Colony No. 2 | 0 | — | — | — | — |
| The Emeraldbay @ Key Colony | 0 | — | — | — | — |
| Key Colony Condo #4 | 0 | — | — | — | — |
Oceana Key BiscayneEach sale (2)
| 2 | — | — | — | — |
| Other buildings | 0 | — | — | — | — |
| Grand Bay and Ocean Drive | 0 | — | — | — | — |
| Every building | 0 | — | — | — | — |
| Ocean Club and South Crandon | 0 | — | — | — | — |
| Towers of Key Biscayne | 0 | — | — | — | — |
| Club Tower Two | 0 | — | — | — | — |
| Ocean Tower Two | 0 | — | — | — | — |
| Lake Tower | 0 | — | — | — | — |
| Other buildings | 0 | — | — | — | — |
| Neighborhood | Closed sales | Median sale price | Price per square foot | Median vs a year earlier | Median days |
|---|---|---|---|---|---|
Waterfront HomesEach sale (4)
| 4 | $17,500,00024 months | $2,804 | — | 117 |
Mashta IslandEach sale (1)
| 1 | — | — | — | — |
Cape FloridaEach sale (1)
| 1 | — | — | — | — |
The bay lots of the main islandEach sale (2)
| 2 | — | — | — | — |
| Homes Off the Water | 1 | — | — | — | — |
| Tropical Isle Homes | 1 | — | — | — | — |
| Biscayne Key Estates | 0 | — | — | — | — |
| Holiday Colony | 0 | — | — | — | — |
| Mashta Island, off the water | 0 | — | — | — | — |
| Cape Florida, off the water | 0 | — | — | — | — |
| Grand Bay's houses | 0 | — | — | — | — |
| Other houses | 0 | — | — | — | — |
Key Colony and Ocean LaneEach sale (1)
| 1 | — | — | — | — |
| Key Biscayne Commodore Club | 0 | — | — | — | — |
| Commodore Club South | 0 | — | — | — | — |
| Key Colony No. 1 | 0 | — | — | — | — |
| Key Colony No. 2 | 0 | — | — | — | — |
| The Emeraldbay @ Key Colony | 0 | — | — | — | — |
| Key Colony Condo #4 | 0 | — | — | — | — |
Oceana Key BiscayneEach sale (1)
| 1 | — | — | — | — |
| Other buildings | 0 | — | — | — | — |
| Grand Bay and Ocean Drive | 0 | — | — | — | — |
| Every building | 0 | — | — | — | — |
| Ocean Club and South Crandon | 0 | — | — | — | — |
| Towers of Key Biscayne | 0 | — | — | — | — |
| Club Tower Two | 0 | — | — | — | — |
| Ocean Tower Two | 0 | — | — | — | — |
| Lake Tower | 0 | — | — | — | — |
| Other buildings | 0 | — | — | — | — |
| Neighborhood | Closed sales | Median sale price | Price per square foot | Median vs a year earlier | Median days |
|---|---|---|---|---|---|
| Waterfront Homes | 0 | — | — | — | — |
| Mashta Island | 0 | — | — | — | — |
| Cape Florida | 0 | — | — | — | — |
| The bay lots of the main island | 0 | — | — | — | — |
| Homes Off the Water | 33 | $4,120,000 | $1,408 | ▲ 24.8% | 91 |
| Tropical Isle Homes | 14 | $4,050,000 | $1,614 | — | 77.5 |
| Biscayne Key Estates | 13 | $3,475,000 | $1,287 | — | 196 |
Holiday ColonyEach sale (2)
| 2 | — | — | — | — |
Mashta Island, off the waterEach sale (2)
| 2 | — | — | — | — |
Cape Florida, off the waterEach sale (1)
| 1 | — | — | — | — |
Grand Bay's housesEach sale (1)
| 1 | — | — | — | — |
| Other houses | 0 | — | — | — | — |
Key Colony and Ocean LaneEach sale (1)
| 1 | — | — | — | — |
| Key Biscayne Commodore Club | 0 | — | — | — | — |
| Commodore Club South | 0 | — | — | — | — |
| Key Colony No. 1 | 0 | — | — | — | — |
| Key Colony No. 2 | 0 | — | — | — | — |
| The Emeraldbay @ Key Colony | 0 | — | — | — | — |
| Key Colony Condo #4 | 0 | — | — | — | — |
Oceana Key BiscayneEach sale (1)
| 1 | — | — | — | — |
| Other buildings | 0 | — | — | — | — |
| Grand Bay and Ocean Drive | 0 | — | — | — | — |
| Every building | 0 | — | — | — | — |
| Ocean Club and South Crandon | 0 | — | — | — | — |
| Towers of Key Biscayne | 0 | — | — | — | — |
| Club Tower Two | 0 | — | — | — | — |
| Ocean Tower Two | 0 | — | — | — | — |
| Lake Tower | 0 | — | — | — | — |
| Other buildings | 0 | — | — | — | — |
| Neighborhood | Closed sales | Median sale price | Price per square foot | Median vs a year earlier | Median days |
|---|---|---|---|---|---|
| Waterfront Homes | 0 | — | — | — | — |
| Mashta Island | 0 | — | — | — | — |
| Cape Florida | 0 | — | — | — | — |
| The bay lots of the main island | 0 | — | — | — | — |
| Homes Off the Water | 0 | — | — | — | — |
| Tropical Isle Homes | 0 | — | — | — | — |
| Biscayne Key Estates | 0 | — | — | — | — |
| Holiday Colony | 0 | — | — | — | — |
| Mashta Island, off the water | 0 | — | — | — | — |
| Cape Florida, off the water | 0 | — | — | — | — |
| Grand Bay's houses | 0 | — | — | — | — |
| Other houses | 0 | — | — | — | — |
| Key Colony and Ocean Lane | 82 | $1,140,000 | $806 | ▲ 3.5% | 57 |
| Key Biscayne Commodore Club | 6 | $975,100 | $973 | — | 34.5 |
| Commodore Club South | 10 | $1,168,500 | $896 | — | 69.5 |
| Key Colony No. 1 | 7 | $1,300,000 | $849 | — | 31 |
| Key Colony No. 2 | 5 | $1,120,000 | $729 | — | 92 |
| The Emeraldbay @ Key Colony | 14 | $1,250,000 | $816 | — | 50 |
| Key Colony Condo #4 | 12 | $1,212,500 | $732 | — | 20 |
Oceana Key BiscayneEach sale (4)
| 4 | $7,000,00024 months | $2,592 | — | 62 |
| Other buildings | 24 | $877,500 | $710 | ▲ 10.4% | 126 |
| Grand Bay and Ocean Drive | 28 | $754,500 | $719 | ▼ 7.4% | 59 |
| Every building | 28 | $754,500 | $719 | ▼ 7.4% | 59 |
| Ocean Club and South Crandon | 73 | $2,100,000 | $1,019 | ▲ 28.6% | 60 |
| Towers of Key Biscayne | 25 | $1,480,000 | $887 | ▲ 9.6% | 56 |
| Club Tower Two | 5 | $2,990,000 | $1,196 | — | 78 |
| Ocean Tower Two | 7 | $4,500,000 | $1,613 | — | 21 |
| Lake Tower | 7 | $2,700,000 | $929 | — | 127 |
| Other buildings | 29 | $2,220,000 | $1,041 | ▲ 24.2% | 47 |
| Neighborhood | Closed sales | Median sale price | Price per square foot | Median vs a year earlier | Median days |
|---|---|---|---|---|---|
| Waterfront Homes | 0 | — | — | — | — |
| Mashta Island | 0 | — | — | — | — |
| Cape Florida | 0 | — | — | — | — |
| The bay lots of the main island | 0 | — | — | — | — |
| Homes Off the Water | 0 | — | — | — | — |
| Tropical Isle Homes | 0 | — | — | — | — |
| Biscayne Key Estates | 0 | — | — | — | — |
| Holiday Colony | 0 | — | — | — | — |
| Mashta Island, off the water | 0 | — | — | — | — |
| Cape Florida, off the water | 0 | — | — | — | — |
| Grand Bay's houses | 0 | — | — | — | — |
| Other houses | 0 | — | — | — | — |
| Key Colony and Ocean Lane | 59 | $1,250,000 | $838 | 0.0% | 42 |
| Key Biscayne Commodore Club | 6 | $975,100 | $973 | — | 34.5 |
| Commodore Club South | 10 | $1,168,500 | $896 | — | 69.5 |
| Key Colony No. 1 | 5 | $1,525,000 | $990 | — | 15 |
| Key Colony No. 2 | 4 | $1,236,00024 months | $776 | — | 76 |
| The Emeraldbay @ Key Colony | 11 | $1,250,000 | $816 | — | 23 |
| Key Colony Condo #4 | 7 | $1,330,000 | $743 | — | 17 |
Oceana Key BiscayneEach sale (4)
| 4 | $7,000,00024 months | $2,592 | — | 62 |
| Other buildings | 12 | $1,050,000 | $833 | — | 88.5 |
| Grand Bay and Ocean Drive | 9 | $1,660,000 | $1,006 | — | 47 |
| Every building | 9 | $1,660,000 | $1,006 | — | 47 |
| Ocean Club and South Crandon | 60 | $2,100,000 | $1,015 | ▲ 23.5% | 58 |
| Towers of Key Biscayne | 24 | $1,490,000 | $905 | ▲ 2.7% | 54.5 |
| Club Tower Two | 4 | $2,990,00024 months | $1,196 | — | 78 |
| Ocean Tower Two | 7 | $4,500,000 | $1,613 | — | 21 |
| Lake Tower | 4 | — | — | — | — |
| Other buildings | 21 | $2,300,000 | $1,051 | ▲ 21.9% | 40 |
| Neighborhood | Closed sales | Median sale price | Price per square foot | Median vs a year earlier | Median days |
|---|---|---|---|---|---|
| Waterfront Homes | 0 | — | — | — | — |
| Mashta Island | 0 | — | — | — | — |
| Cape Florida | 0 | — | — | — | — |
| The bay lots of the main island | 0 | — | — | — | — |
| Homes Off the Water | 0 | — | — | — | — |
| Tropical Isle Homes | 0 | — | — | — | — |
| Biscayne Key Estates | 0 | — | — | — | — |
| Holiday Colony | 0 | — | — | — | — |
| Mashta Island, off the water | 0 | — | — | — | — |
| Cape Florida, off the water | 0 | — | — | — | — |
| Grand Bay's houses | 0 | — | — | — | — |
| Other houses | 0 | — | — | — | — |
| Key Colony and Ocean Lane | 23 | $880,000 | $694 | ▼ 4.9% | 103 |
| Key Biscayne Commodore Club | 0 | — | — | — | — |
| Commodore Club South | 0 | — | — | — | — |
| Key Colony No. 1 | 2 | $950,82024 months | $649 | — | 71 |
| Key Colony No. 2 | 1 | — | — | — | — |
| The Emeraldbay @ Key Colony | 3 | $1,250,00024 months | $822 | — | 44 |
| Key Colony Condo #4 | 5 | $1,115,000 | $694 | — | 24 |
| Oceana Key Biscayne | 0 | — | — | — | — |
| Other buildings | 12 | $540,000 | $596 | — | 138 |
| Grand Bay and Ocean Drive | 19 | $650,000 | $695 | ▼ 11.0% | 63 |
| Every building | 19 | $650,000 | $695 | ▼ 11.0% | 63 |
| Ocean Club and South Crandon | 13 | $2,300,000 | $1,038 | — | 60 |
| Towers of Key Biscayne | 1 | — | — | — | — |
| Club Tower Two | 1 | — | — | — | — |
| Ocean Tower Two | 0 | — | — | — | — |
| Lake Tower | 3 | — | — | — | — |
| Other buildings | 8 | $1,987,500 | $1,019 | — | 71 |
| Neighborhood | Closed sales | Median sale price | Price per square foot | Median vs a year earlier | Median days |
|---|---|---|---|---|---|
| Waterfront Homes | 0 | — | — | — | — |
| Mashta Island | 0 | — | — | — | — |
| Cape Florida | 0 | — | — | — | — |
| The bay lots of the main island | 0 | — | — | — | — |
| Homes Off the Water | 0 | — | — | — | — |
| Tropical Isle Homes | 0 | — | — | — | — |
| Biscayne Key Estates | 0 | — | — | — | — |
| Holiday Colony | 0 | — | — | — | — |
| Mashta Island, off the water | 0 | — | — | — | — |
| Cape Florida, off the water | 0 | — | — | — | — |
| Grand Bay's houses | 0 | — | — | — | — |
| Other houses | 0 | — | — | — | — |
| Key Colony and Ocean Lane | 0 | — | — | — | — |
| Key Biscayne Commodore Club | 0 | — | — | — | — |
| Commodore Club South | 0 | — | — | — | — |
| Key Colony No. 1 | 0 | — | — | — | — |
| Key Colony No. 2 | 0 | — | — | — | — |
| The Emeraldbay @ Key Colony | 0 | — | — | — | — |
| Key Colony Condo #4 | 0 | — | — | — | — |
| Oceana Key Biscayne | 0 | — | — | — | — |
| Other buildings | 0 | — | — | — | — |
Grand Bay and Ocean DriveEach sale (1)
| 1 | $2,000,00024 months | $868 | — | 38 |
Every buildingEach sale (1)
| 1 | $2,000,00024 months | $868 | — | 38 |
Ocean Club and South CrandonEach sale (1)
| 1 | — | — | — | — |
| Towers of Key Biscayne | 0 | — | — | — | — |
| Club Tower Two | 0 | — | — | — | — |
| Ocean Tower Two | 0 | — | — | — | — |
| Lake Tower | 0 | — | — | — | — |
Other buildingsEach sale (1)
| 1 | — | — | — | — |
| Neighborhood | Closed sales | Median sale price | Price per square foot | Median vs a year earlier | Median days |
|---|---|---|---|---|---|
| Waterfront Homes | 0 | — | — | — | — |
| Mashta Island | 0 | — | — | — | — |
| Cape Florida | 0 | — | — | — | — |
| The bay lots of the main island | 0 | — | — | — | — |
| Homes Off the Water | 0 | — | — | — | — |
| Tropical Isle Homes | 0 | — | — | — | — |
| Biscayne Key Estates | 0 | — | — | — | — |
| Holiday Colony | 0 | — | — | — | — |
| Mashta Island, off the water | 0 | — | — | — | — |
| Cape Florida, off the water | 0 | — | — | — | — |
| Grand Bay's houses | 0 | — | — | — | — |
| Other houses | 0 | — | — | — | — |
| Key Colony and Ocean Lane | 0 | — | — | — | — |
| Key Biscayne Commodore Club | 0 | — | — | — | — |
| Commodore Club South | 0 | — | — | — | — |
| Key Colony No. 1 | 0 | — | — | — | — |
| Key Colony No. 2 | 0 | — | — | — | — |
| The Emeraldbay @ Key Colony | 0 | — | — | — | — |
| Key Colony Condo #4 | 0 | — | — | — | — |
| Oceana Key Biscayne | 0 | — | — | — | — |
| Other buildings | 0 | — | — | — | — |
| Grand Bay and Ocean Drive | 0 | — | — | — | — |
| Every building | 0 | — | — | — | — |
| Ocean Club and South Crandon | 0 | — | — | — | — |
| Towers of Key Biscayne | 0 | — | — | — | — |
| Club Tower Two | 0 | — | — | — | — |
| Ocean Tower Two | 0 | — | — | — | — |
| Lake Tower | 0 | — | — | — | — |
| Other buildings | 0 | — | — | — | — |
| Neighborhood | Closed sales | Median sale price | Price per square foot | Median vs a year earlier | Median days |
|---|---|---|---|---|---|
| Waterfront Homes | 0 | — | — | — | — |
| Mashta Island | 0 | — | — | — | — |
| Cape Florida | 0 | — | — | — | — |
| The bay lots of the main island | 0 | — | — | — | — |
| Homes Off the Water | 0 | — | — | — | — |
| Tropical Isle Homes | 0 | — | — | — | — |
| Biscayne Key Estates | 0 | — | — | — | — |
| Holiday Colony | 0 | — | — | — | — |
| Mashta Island, off the water | 0 | — | — | — | — |
| Cape Florida, off the water | 0 | — | — | — | — |
| Grand Bay's houses | 0 | — | — | — | — |
| Other houses | 0 | — | — | — | — |
| Key Colony and Ocean Lane | 0 | — | — | — | — |
| Key Biscayne Commodore Club | 0 | — | — | — | — |
| Commodore Club South | 0 | — | — | — | — |
| Key Colony No. 1 | 0 | — | — | — | — |
| Key Colony No. 2 | 0 | — | — | — | — |
| The Emeraldbay @ Key Colony | 0 | — | — | — | — |
| Key Colony Condo #4 | 0 | — | — | — | — |
| Oceana Key Biscayne | 0 | — | — | — | — |
| Other buildings | 0 | — | — | — | — |
Grand Bay and Ocean DriveEach sale (1)
| 1 | — | — | — | — |
Every buildingEach sale (1)
| 1 | — | — | — | — |
Ocean Club and South CrandonEach sale (1)
| 1 | — | — | — | — |
| Towers of Key Biscayne | 0 | — | — | — | — |
| Club Tower Two | 0 | — | — | — | — |
| Ocean Tower Two | 0 | — | — | — | — |
| Lake Tower | 0 | — | — | — | — |
Other buildingsEach sale (1)
| 1 | — | — | — | — |
How the quarter sold
Sales by price range
Closed sales, all property types · Q3 2026 against Q3 2025 · MIAMI REALTORS® MLS, as of October 19, 2026
Q3 2026Q3 2025
Under $500K2 · 1
$500K–$1M7 · 9
$1M–$2M34 · 23
$2M–$5M17 · 20
$5M–$10M2 · 1
$10M and over4 · 1
See every figure
| Price range | Q3 2026 | Q3 2025 |
|---|---|---|
| Under $500K | 2 | 1 |
| $500K–$1M | 7 | 9 |
| $1M–$2M | 34 | 23 |
| $2M–$5M | 17 | 20 |
| $5M–$10M | 2 | 1 |
| $10M and over | 4 | 1 |
Sale price against list price
Closed sales, all property types · Q3 2026 against Q3 2025 · MIAMI REALTORS® MLS, as of October 19, 2026
Q3 2026Q3 2025
At or above list12 · 9
Up to 5% below22 · 13
5% to 10% below23 · 27
More than 10% below9 · 6
See every figure
| Sale against list | Q3 2026 | Q3 2025 |
|---|---|---|
| At or above list | 12 | 9 |
| Up to 5% below | 22 | 13 |
| 5% to 10% below | 23 | 27 |
| More than 10% below | 9 | 6 |
Top sales of the quarter
| Address | Closed | Sale price | Price per square foot |
|---|---|---|---|
| 230 Harbor Drive → | July 2026 | $17,500,000 | $2,804 |
| 591 North Mashta Drive → | August 2026 | $14,000,000 | $3,263 |
| 111 Reef Lane → | August 2026 | $10,850,000 | $2,167 |
| 110 Reef Lane → | July 2026 | $10,500,000 | $2,069 |
| 791 Crandon Boulevard, unit 405 → | July 2026 | $3,950,000 | $1,281 |
Sales by price range: Over the 12 months to September 2026, 89 of Key Biscayne's 230 sales fell between $1,000,000 and $2,000,000.
Why it matters
Why it matters
It shows where most buyers are.
Sale against asking price: The typical Key Biscayne home sold in Q3 2026 for 95.1% of its last asking price, about $5 off every $100.
Why it matters
Why it matters
It shows how far apart asking prices and offers ended.
Highest sales: Key Biscayne's highest Q3 2026 sales, each checked in the County's record and none Julian Acosta's: 230 Harbor Drive led at $17,500,000.
Why it matters
Why it matters
It shows what the top of the island trades for.
On the market now
On the market from $2,000,000, the highest price first.
LIVE · MLS · AS OF OCT 31, 20269 OF 75 FROM $2M SHOWN
1 / 82ACTIVE
1 / 100ACTIVE$27,900,000
8 beds | 9 baths | 9,159 sqft | 0.48 acres
241 Cape Florida Dr, Key Biscayne, FL 33149
LISTED BY Cervera Real Estate Inc.↗
1 / 68ACTIVE$19,800,000
4 beds | 9 baths | 8,240 sqft | 0.38 acres
100 Cape Florida Dr, Key Biscayne, FL 33149
LISTED BY One Sotheby's International Realty↗
1 / 45ACTIVE$19,450,000
6 beds | 7 baths | 6,208 sqft | 0.39 acres
120 Knollwood Dr, Key Biscayne, FL 33149
LISTED BY Cervera Real Estate Inc.↗
1 / 3ACTIVE$19,450,000
7 beds | 8 baths | 6,497 sqft | 0.31 acres
550 Harbor Dr, Key Biscayne, FL 33149
LISTED BY Three Bridges Realty, LLC↗
1 / 52ACTIVE$18,900,000
5 beds | 6 baths | 8,435 sqft
445 Grand Bay Drive PH-1A, Key Biscayne, FL 33149
LISTED BY One Sotheby's International Realty↗
1 / 47ACTIVE$18,500,000
5 beds | 6 baths | 4,566 sqft
799 Crandon Blvd PH-8, Key Biscayne, FL 33149
LISTED BY Coldwell Banker Realty↗
1 / 38ACTIVE$18,500,000
5 beds | 4 baths | 3,085 sqft | 0.51 acres
520 S Mashta Dr, Key Biscayne, FL 33149
LISTED BY Coldwell Banker Realty↗
1 / 49ACTIVE$18,500,000
4 beds | 2,255 sqft | 0.34 acres
631 N Mashta Drive, Key Biscayne, FL 33149
LISTED BY Coldwell Banker↗
Key Biscayne compared with other Miami markets
| Market | Median sale price | vs Q3 2025 | Closed sales | At $2,000,000 and over | Report |
|---|---|---|---|---|---|
| Key Biscayne | $1,400,000condominiums | ▲ 8.3% | 66 | 23 | This report |
| Coral Gables → | $2,150,000single-family | ▲ 9.5% | 141 | 55 | Q3 2026 report |
| Pinecrest → | $2,925,000single-family | ▲ 9.3% | 65 | 43 | Q3 2026 report |
| South Miami → | $1,755,000single-family | ▲ 6.0% | 50 | 13 | Q3 2026 report |
| Coconut Grove → | $3,000,000single-family | ▲ 15.4% | 104 | 60 | Q3 2026 report |
| High Pines → | $4,950,000single-family · 12 months | ▲ 3.2% | 46 | 31 | Q3 2026 report |
| Ponce-Davis → | $12,827,000single-family · 12 months | — | 12 | 11 | Q3 2026 report |
| Brickell → | $612,500condominiums | ▲ 2.3% | 201 | 14 | Q3 2026 report |
| Miami Beach → | $490,000condominiums | ▲ 9.5% | 424 | 89 | Q3 2026 report |
Living in Key Biscayne
Public schools. By the attendance boundaries of Miami-Dade County Public Schools in the County's map layers, read October 26, 2026, every home in the Village is in the boundaries of Key Biscayne K-8 Center ↗, Ponce de Leon Middle ↗ and Coral Gables Senior High ↗. The K-8 Center, in the Village, teaches from pre-kindergarten to eighth grade. Which school an address is assigned to is set by the school district (Miami-Dade County GIS, attendance boundary layers edited September 21, 2026).
The airport and Brickell. By road, without traffic, over the Rickenbacker Causeway, the Village's only road to the mainland:
- Miami International Airport's Central Terminal is about 15 to 16 miles away, 28 to 32 minutes;
- Brickell City Centre is about 8 to 9 miles away, 16 to 20 minutes.
Traffic adds to every time (OSRM routing on OpenStreetMap data, from the median home of each area, read October 26, 2026).
Parks. The Village's parks include Village Green Park, Calusa Park, Ocean Beach Park, Lake Park and East Enid Linear Park, by Miami-Dade County's park layer. Beside the Village, on the same island, are Crandon Park, the County's, with a two-mile beach, and Bill Baggs Cape Florida State Park, with the Cape Florida Lighthouse, in the National Register of Historic Places.
Schools and roads by area: the attendance boundaries' tallies of homes, and the road to the airport and to Brickell without traffic
| Area | Homes | Elementary | Middle | High | MIA Central Terminal | Brickell City Centre |
|---|---|---|---|---|---|---|
| Waterfront Homes | 215 | Key Biscayne K-8 Center ↗ 215 | Ponce de Leon Middle ↗ 215 | Coral Gables Senior High ↗ 215 | 16.2 mi · 32 min | 9.2 mi · 20 min |
| Homes Off the Water | 1,075 | Key Biscayne K-8 Center ↗ 1,075 | Ponce de Leon Middle ↗ 1,075 | Coral Gables Senior High ↗ 1,075 | 15.3 mi · 30 min | 8.3 mi · 18 min |
| Key Colony and Ocean Lane | 2,451 | Key Biscayne K-8 Center ↗ 2,451 | Ponce de Leon Middle ↗ 2,451 | Coral Gables Senior High ↗ 2,451 | 14.8 mi · 28 min | 7.8 mi · 16 min |
| Grand Bay and Ocean Drive | 1,201 | Key Biscayne K-8 Center ↗ 1,201 | Ponce de Leon Middle ↗ 1,201 | Coral Gables Senior High ↗ 1,201 | 15.3 mi · 29 min | 8.4 mi · 18 min |
| Ocean Club and South Crandon | 1,913 | Key Biscayne K-8 Center ↗ 1,913 | Ponce de Leon Middle ↗ 1,913 | Coral Gables Senior High ↗ 1,913 | 15.8 mi · 31 min | 8.8 mi · 19 min |
Who buys in Key Biscayne
What buyers buy. Of the 212 homes bought in Key Biscayne for $200,000 or more from October 2025 to August 2026, 176 were condominium units and 36 houses, by Miami-Dade County's property record:
- Of the units, 74 were in Key Colony and Ocean Lane, 70 in Ocean Club and South Crandon and 32 in Grand Bay and Ocean Drive.
- Of the houses, 31 were off the water and 5 on it.
Where the tax bill goes. Of the 176 condominium units, 92 have their tax bill mailed to the unit itself and 66 elsewhere in Miami-Dade; 8 go elsewhere in Florida, 9 to other states and 1 abroad. Of the 36 houses, 22 are billed at the house and 12 elsewhere in Miami-Dade; 2 go to other states, and none elsewhere in Florida or abroad (Miami-Dade County Property Appraiser, parcel record, read October 26, 2026).
A tax bill shows where an owner receives it today, not where the owner came from, and an owner who buys through a company or an attorney in Miami receives it there.
Condominium units bought, October 2025 to August 2026, and where the tax bill goes, by area
| Area | Units | Billed at the unit | Elsewhere in Miami-Dade | Rest of Florida | Other states | Abroad |
|---|---|---|---|---|---|---|
| Key Colony and Ocean Lane | 74 | 36 | 31 | 2 | 4 | 1 |
| Grand Bay and Ocean Drive | 32 | 14 | 14 | 2 | 2 | 0 |
| Ocean Club and South Crandon | 70 | 42 | 21 | 4 | 3 | 0 |
| Key Biscayne | 176 | 92 | 66 | 8 | 9 | 1 |
Houses bought, October 2025 to August 2026, and where the tax bill goes, by area
| Area | Houses | Billed at the house | Elsewhere in Miami-Dade | Rest of Florida | Other states | Abroad |
|---|---|---|---|---|---|---|
| Waterfront Homes | 5 | 2 | 3 | 0 | 0 | 0 |
| Homes Off the Water | 31 | 20 | 9 | 0 | 2 | 0 |
| Key Biscayne | 36 | 22 | 12 | 0 | 2 | 0 |
Source, both tables: Miami-Dade County Property Appraiser, parcel record, purchases of $200,000 or more, bulk deeds left out, the hotel-condominium's units counted apart, read October 26, 2026.
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Key Biscayne Market Questions
What was the median condo price in Key Biscayne in Q3 2026? $1,400,000 condo median, Q3 2026+
$1,400,000, across 53 condominium sales in Key Biscayne that closed from July 1 to September 30, 2026. That is 8.3% above the $1,292,500 median of the third quarter of 2025, according to MIAMI REALTORS® MLS records analyzed by Julian Acosta as of October 19, 2026.
What was the median single-family home price in Key Biscayne in Q3 2026? $4,920,624 house median, Q3 2026+
$4,920,624, across 11 house sales in Key Biscayne that closed from July 1 to September 30, 2026, per MIAMI REALTORS® MLS. With so few sales a quarter, the 12 months to September 30, 2026 are the steadier measure: 40 sales at a median of $4,537,500, 28.9% above the 12 months before.
Are Key Biscayne home prices dropping? 8.3% higher than Q3 2025, condos+
No: in Q3 2026 both Key Biscayne medians were higher than a year earlier, per MIAMI REALTORS® MLS. Condominiums closed at a median of $1,400,000, against $1,292,500 in Q3 2025 (8.3% higher). Single-family homes closed at $4,537,500 over the 12 months to September 2026, against $3,520,000 the year before (28.9% higher).
How long does it take to sell a home in Key Biscayne? 59.5 days to sell, median, Q3 2026+
A median of 59.5 days on market in Key Biscayne in Q3 2026, against 76 days in Q3 2025, counting every closed sale. Condominiums sold in a median of 53 days, single-family homes in 117. The figures are the MLS's days on market for each listing that closed from July 1 to September 30, 2026.
Do Key Biscayne homes sell above asking price? 95.1% of asking price, median, Q3 2026+
Few do: 12 of the 66 Key Biscayne sales in Q3 2026 closed at or above their last list price, and the median sale closed at 95.1% of it, against 94.0% in Q3 2025. No single-family sale of the quarter closed at or above its list price; their median was 93.2%.
What was the highest home sale in Key Biscayne in Q3 2026? $17,500,000 highest sale, Q3 2026+
230 Harbor Drive, a single-family home in Key Biscayne that closed at $17,500,000 on July 8, 2026, according to the MLS. The Miami-Dade Property Appraiser records its deed at the same price. It is the market's sale, not one of Julian Acosta's, and it is named here as the quarter's highest recorded sale.
How many Key Biscayne homes sold for $2 million or more? 23 sales at $2 million or more, Q3 2026+
23 of the 66 closed sales in Key Biscayne in Q3 2026, against 22 of 55 in Q3 2025. Every single-family sale in the 12 months to September 30, 2026 closed at $2,000,000 or more, and the lowest closed at $2,400,000. The last house sold through the MLS under $2,000,000 closed on April 8, 2024.
Is Key Biscayne a city?+
It is a municipality: the Village of Key Biscayne, incorporated in Miami-Dade County on June 18, 1991, the first in the County since 1949, with its own police and fire rescue departments. It is not part of the City of Miami. The Miami-Dade County Property Appraiser files its parcels under folio code 24, and the City of Miami's under 01.
Where is Key Biscayne? 1.25 square miles of land+
On a barrier island between Biscayne Bay and the Atlantic, in Miami-Dade County, with Crandon Park to its north and Bill Baggs Cape Florida State Park to its south. The Rickenbacker Causeway, completed in 1947, is its only road to the mainland. The Village's land is 1.25 square miles, by the Census Bureau's 2025 Gazetteer.
Is Key Biscayne expensive? $1,400,000 condo median, 12 months to Sep 2026+
A Key Biscayne condominium closed at a median of $1,400,000 over the 12 months to September 30, 2026, and a house at $4,537,500, by MIAMI REALTORS® MLS closed sales. Most homes here are condominiums: the County's 2026 record counts about 5,400 units, beside about 1,300 houses.
Key Biscayne or Miami Beach? 15.5108 mills, 2025+
Both are municipalities of their own on islands east of the mainland. In 2025 the total tax rate was 15.5108 mills in Key Biscayne and 18.7601 in Miami Beach, by the Miami-Dade Property Appraiser's adopted table. In the 12 months to September 30, 2026, a condominium closed at a median of $1,400,000 in Key Biscayne and $499,000 in Miami Beach (MIAMI REALTORS® MLS).
How far is Key Biscayne from Miami? 8 to 9 miles to Brickell+
About 8 to 9 miles by road from Key Biscayne to Brickell City Centre, 16 to 20 minutes without traffic, and 15 to 16 miles to Miami International Airport's Central Terminal, 28 to 32 minutes, over the Rickenbacker Causeway, by OSRM routing on OpenStreetMap data read on October 26, 2026. Traffic adds to every time.
Which public schools serve Key Biscayne?+
By the attendance boundaries in Miami-Dade County's map layers, read October 26, 2026, every home in Key Biscayne is in the boundaries of Key Biscayne K-8 Center, Ponce de Leon Middle and Coral Gables Senior High. The K-8 Center, in the Village, teaches from pre-kindergarten to eighth grade. The district assigns each address.
Is the beach on Key Biscayne public?+
Crandon Park, north of the Village, is Miami-Dade County's park, with a two-mile beach; the County records that its land was donated in 1940 on the condition that it be used as a public park. Bill Baggs Cape Florida State Park lies south of the Village. Ocean Beach Park is one of the Village's own parks, by the County's park layer.
How many people live in Key Biscayne? 14,815 residents, July 2025+
14,815, by the Census Bureau's estimate for July 1, 2025 (Vintage 2025), against 14,807 in its base of April 1, 2020. The Village's land is 1.25 square miles.
How the Figures Are Measured
How each figure is measured
Closed sales from MIAMI REALTORS® MLS, data as of October 19, 2026. Key Biscayne is the Village: every sale whose Miami-Dade County folio carries municipality code 24, and a sale with no folio whose city is Key Biscayne. A sale the MLS records twice is counted once, at its County deed. A median is stated only from five sales up. Price per square foot uses the listing's living area.
The middle price, or median. To see how a market is doing, you use its middle price, which reports call the median: line up every sale from lowest to highest and take the one in the center. Half of the homes sold for more than the median and half for less.
An example with made-up figures. Picture five sales lined up from lowest to highest: $400,000, $450,000, $500,000, $600,000 and $1,000,000. The median is the third one, $500,000: two homes sold for less and two for more. The average of those five sales would be $590,000, because you add them up and divide by five, and the $1,000,000 sale pulls it up.
Why this report uses the median, not the average. A single record sale moves a market's average, but barely moves its median. That is why Zillow, Realtor.com and the REALTORS® associations also report the median sale price.
What the reference price is for. The median is for reading a market: comparing one quarter with another and one area with another.
It does not set the price of your home. Your home's price comes from its own comparable sales, similar homes nearby that sold recently, which is what a comparative market analysis (CMA) measures.
Plain words used on the page
- Median or typical price: half of the homes sold for more, half for less.
- How close to asking (sale-to-list): the sale price as a share of the last asking price. 95% means $5 off every $100.
- Days to sell (days on market): how many days a home that sold was listed, as the MLS counts them.
- Price per square foot: the price divided by the living area.
- Waterfront: the listing's MLS mark; for a condominium, its building's. The areas' "Waterfront Homes" is the County's record of the lot.