Pre-Construction Key Biscayne · Miami-Dade
Key Biscayne residential redevelopment
Mixed-use · On request
The neighborhood
Key Biscayne is a tropical island village at the southern end of the Rickenbacker Causeway, home to Crandon Park, Bill Baggs Cape Florida State Park, and one of the most family-oriented luxury markets in Miami-Dade.
The island's housing stock is a mix of single-family homes, garden condominiums, and a handful of oceanfront towers. It is a place people move to for the schools, the beaches, and the sense of being a world away while ten minutes from Brickell.
What sets Key Biscayne apart is its scarcity and its setting: a self-contained island community of about 1.2 square miles, with ocean and bay on every side, protected parkland, and a village center that functions like a small town. Inventory is limited by design.
The market is one of Miami-Dade's most expensive per square foot, and it moves on water exposure and location. We price from current island sales, because the small sales sample makes headline medians swing month to month.
What to know
The character of Key Biscayne.
01
Island life
A gated-island feel with beaches, parks, and a village center.
02
Crandon Park
Beach, tennis center, and family amenities at the island's north end.
03
Cape Florida
Bill Baggs State Park and the historic lighthouse at the island's tip.
04
Minutes from Miami
A short causeway drive to Brickell, Coconut Grove, and the airport.
City & community overview
Key Biscayne at a glance.
Key Biscayne is a barrier-island village of about 1.2 square miles at the southern end of the Rickenbacker Causeway, bounded by Biscayne Bay on the west and the Atlantic Ocean on the east. It is a self-contained, family-oriented community of single-family homes, garden condominiums, and a few oceanfront towers, with a village center along Crandon Boulevard and two large parks protecting much of the island. The atmosphere is tropical, quiet, and community-driven.
Key Biscayne's population was estimated at 14,815 as of July 1, 2025 (U.S. Census Bureau QuickFacts, Vintage 2025), essentially flat from 14,809 at the 2020 Census.
Neighborhoods & districts
- Cape Florida, the estate and single-family enclave at the island's south end
- Key Colony, the beachfront condominium community on the east side
- Bay Village Estates, a single-family enclave on the bay side
- Bahia Mar and Casa del Mar, waterfront residential areas
- Cay Polynesia and the village core around Crandon Boulevard
- The north end's Crandon Park and the Rickenbacker Causeway edge
History
Key Biscayne's recorded history runs to the early 16th century, when Spanish explorers first noted the island. It remained largely agricultural and resort-oriented through the mid-20th century, and the village incorporated in 1991. The Rickenbacker Causeway, opened in 1947, tied the island to the mainland and set the stage for the residential community of today, while Crandon Park and Bill Baggs Cape Florida State Park preserved much of the island's natural shoreline.
Commercial districts & employment
Key Biscayne has little office employment; its economy is residential, hospitality, and the island's small commercial core. Residents work across the bay in Brickell, Coconut Grove, and Downtown Miami, and the island's shopping and dining are concentrated in the Crandon Boulevard village area.
Accessibility & getting around
Key Biscayne is reached by the Rickenbacker Causeway, about 10 minutes from Brickell and Coconut Grove. Miami International Airport is roughly 20 to 25 minutes, Downtown Miami about 15 to 20 minutes, and South Beach about 20 minutes north.
Market overview
The Key Biscayne market, in numbers and context.
Figures below are drawn from the cited sources and reporting periods. Markets move, so treat any number as a snapshot, not a promise. We verify current activity, comparable sales, and pricing for the specific property you are considering.
Median home sale price
About $1.4 million
Redfin, most recent month, down about 24% YoY
Median home sale price (alt)
About $1.9 million
Orchard, most recent 30 days, small sales sample
Median price per sq ft
About $905
Redfin, most recent month
Average sale price
Not consistently published
The island's small sales sample makes averages swing widely
Months of supply
Low and variable
Island inventory is scarce and moves with the small sales sample
Segments above $1M/$3M/$5M
Contact for current information
Luxury segmentation varies by quarter and is not consistently published
Key Biscayne is a scarce, expensive market where the small number of sales makes headline figures swing. Redfin reported a median home sale price around $1.4 million over the most recent month, down about 24% year over year, at about $905 per square foot, while Orchard showed about $1.9 million over the same window. Both figures describe the same thin market from different samples.
The premium is water exposure: oceanfront and bayfront single-family homes and the island's top towers anchor the top of the market, into the tens of millions for the best estates. Condominium pricing varies by building, view, and renovation.
Average sale price, months of supply, and luxury-segment detail are not consistently published for the island. We price from current island sales at the property level. Contact for current information on any address or building.
Data source
Redfin; Orchard
Reporting period
Most recent month / 30 days, 2026
Updated
October 2026
Where to look
Neighborhoods and communities in Key Biscayne.
Each area has its own character, housing stock, and price point. We verify gated status, waterfront access, and association details for the specific property you are considering, since these vary street by street.
01
Cape Florida
The island's south end, a prestigious single-family enclave beside Bill Baggs Cape Florida State Park, with some of the island's largest estates and quietest streets.
02
Key Colony
The beachfront condominium community on the island's east side, with towers and garden buildings steps from the ocean.
03
Bay Village Estates
A bay-side single-family enclave with water views and a private, established character.
04
Bahia Mar & Casa del Mar
Waterfront single-family and condominium areas along the island's edges, with bay and ocean exposure.
05
Cay Polynesia & the village core
The residential areas around Crandon Boulevard, close to the island's shops, dining, and the Key Biscayne K-8 Center.
06
Ocean Lane & the oceanfront estates
The exclusive oceanfront estate addresses near the island's south end, among the most expensive in Miami-Dade.
Luxury opportunities
Luxury real estate in Key Biscayne.
Key Biscayne luxury is island and oceanfront: estate homes in Cape Florida and Ocean Lane, beachfront condominiums in Key Colony, and bayfront residences across the island, all within a secure, self-contained community ten minutes from Brickell. The market is scarce and international, sustained by limited land and protected parkland. Entry-level single-family product generally starts around $2 million, with the top estates in the tens of millions.
Property types
- Oceanfront and ocean-view estate homes
- Bayfront and bay-view single-family homes
- Beachfront condominiums and penthouses
- Garden condominiums in the island's residential areas
- Rare pre-owned homes in the island's established enclaves
- Waterfront investment and second homes
What buyers should evaluate
- Water exposure, view, and location, which drive most island pricing
- Flood zone, elevation, and insurance on an oceanfront island
- Seawall and dock condition on bay and canal properties
- Condominium association financials for beachfront buildings
- School placement and the island's family character
- Resale evidence in the same street or building versus new pricing
Lifestyle, dining & recreation
Living well in Key Biscayne.
The beaches, parks, dining, shopping, and culture that shape day-to-day life here. We list established places and districts; confirm hours and current programming before you visit.
Crandon Park
The island's north-end park with its beach, the Crandon Tennis Center, family amenities, and the historic Crandon Park Gardens.
Bill Baggs Cape Florida State Park
The state park at the island's tip, with the historic Cape Florida Lighthouse, beaches, and nature trails.
The Key Biscayne beaches
Ocean beaches along the island's east side, with public access and a family atmosphere.
Tennis at Crandon
The Crandon Tennis Center is a regional hub for the sport and a defining part of island life.
Village dining & shopping
The Crandon Boulevard village core of restaurants, cafés, and local shops.
Boating & watersports
Bay and ocean access for boating, paddle sports, and fishing, with marinas nearby on the mainland.
Schools, healthcare & getting around
The essentials in Key Biscayne.
Schools
Key Biscayne is served by Miami-Dade County Public Schools, with the Key Biscayne K-8 Center as the island's designated school and MAST@FIU Academy, a public magnet, also located on the island. High-school students often continue to mainland options or private schools.
Healthcare
Key Biscayne is served by urgent care and clinics on the island, with the region's major hospitals a short causeway away, including Jackson Health System, the University of Miami Health System, and Mount Sinai Medical Center facilities on the mainland.
Transport & airports
Key Biscayne is reached by the Rickenbacker Causeway, about 10 minutes from Brickell and Coconut Grove. Miami International Airport is roughly 20 to 25 minutes, Downtown Miami about 15 to 20 minutes, and South Beach about 20 minutes north.
Waterfront, insurance & ownership
What to weigh before you buy in Key Biscayne.
Key Biscayne is water on every side, and waterfront, insurance, and hurricane considerations are central to every purchase. Flood zones, elevation, insurance, and seawall or dock condition are verified for each property before you commit.
FEMA flood zones
Much of the island lies within FEMA flood zones. We verify the current FEMA map and elevation certificate for any property you consider.
Flood & homeowners insurance
Flood insurance is typically required on the island and is separate from homeowners coverage. Premiums vary by zone, elevation, and construction.
Hurricane preparedness
We review impact glazing, roof systems, elevation, and, for condominiums, the building's reserve funding and post-storm assessment history.
Seawall & dock condition
On bay and canal properties, we assess seawall integrity and dock condition, which are significant maintenance and resale factors.
Condo association health
Association financials, reserves, and pending assessments are critical for the island's condominiums. We review the documents for every building you consider.
Boating access
The island's bay side offers boating access; we verify marina availability, slip ownership, and bridge clearances for larger vessels.
New construction · Pre-construction
New construction and pre-construction in Key Biscayne.
Developments we track in and around Key Biscayne, with construction status, pricing, and estimated completion. Prices are starting points and change as phases sell; where a fact is not confirmed, the card says so and we share current information on request.
Pre-Construction 
Community FAQ
Key Biscayne real estate FAQ.
The questions buyers and sellers ask most about Key Biscayne: the market, condos, new construction, waterfront, schools, lifestyle, and the specifics of buying and selling here. Every answer reflects how we actually work this neighborhood.
Browse all South Florida FAQsWhat is the Key Biscayne real estate market like?
Key Biscayne is a scarce, high-priced island market where small sales samples make medians swing. Redfin reported a median home sale price around $1.4 million over the most recent month, down about 24% year over year, while a competing tracker, Orchard, showed about $1.9 million. We price from current island sales and property-level comparables.
Which are the main neighborhoods on Key Biscayne?
The island's principal areas are Cape Florida at the south end, Key Colony with its beachfront towers, and single-family enclaves such as Bay Village Estates, Bahia Mar, and Casa del Mar. Each has a different character and price point, from oceanfront condos to estate homes.
What are the schools like on Key Biscayne?
Key Biscayne is served by Miami-Dade County Public Schools, with the Key Biscayne K-8 Center as the island's designated school and MAST@FIU Academy, a public magnet, also located on the island. High-school students often continue to mainland Miami-Dade options or private schools.
Is Key Biscayne a gated community?
Key Biscayne is not a single gated community, but the island itself has a secluded, village-like feel, and several of its neighborhoods and towers have their own gates and security. We verify gated status and security for any specific property rather than assuming it.
What is the lifestyle like on Key Biscayne?
Key Biscayne life is the beach, the parks, tennis at Crandon, and sunsets at Cape Florida. Residents ride bikes, walk the village, and enjoy a small-town rhythm a short causeway from Brickell and Coconut Grove. It is the closest thing to island living inside Miami-Dade.
What should buyers know about waterfront property on the island?
Oceanfront, bayfront, and canal homes carry flood, insurance, and seawall considerations that are central to every purchase. We verify flood zones, elevation, insurance, and seawall or dock condition for any property before advising.
Work the market
Make Key Biscayne part of your plan.
Whether you are buying, selling, or investing, let us know what you are considering in Key Biscayne and we will respond with the evidence that matters: current activity, comparable values, and available opportunities, public or off-market.
Key Biscayne and South Florida FAQsInquire about Key Biscayne
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