Key Biscayne condo market report — Oct 2026
Live inventory as of today; sales figures from closed MLS transactions.
Where the market stands
91 condos are for sale today against a pace of 15 sales a month — 6.0 months of supply, a balanced market. 32% of active listings have cut their price, by a median 6.3%. Sellers achieved a median 93.7% of their original asking price; 15% closed at or above ask.
Is Key Biscayne a buyer's or a seller's market?
Five standard market signals in one reading: 0 is a strong buyer's market, 100 a strong seller's.
Fair-value territory. Well-priced units move; overpriced ones sit — use the sold comps to judge which is which.
A fairly priced unit should sell in a normal timeframe; presentation and price decide it.
Miami overall: 25 · Buyer's market — 30 points more seller-friendly than Miami overall
What's behind the reading
- Months of supply6.0 monthsNeutral91 listings · 182 sales in 12 months · weight 35%
How long today's listings would take to sell at the past year's sales pace. In Miami condos, under 6 months favors sellers and over 9 favors buyers.
- Sale-to-list price93.9%Favors buyers94 sales · weight 25%
Median sale price as a share of the original asking price, sales in the last 6 months. Above 97% favors sellers; below 95% means buyers are negotiating.
- Days on market51 daysFavors sellers94 sales · weight 15%
Median days from listing to sale for homes sold in the last 6 months. Faster sales favor sellers.
- Listings with a price cut32%Neutral91 listings · weight 15%
Share of homes for sale now asking less than their original price. More cuts mean sellers are chasing buyers.
- Sales momentum+14% vs last yearFavors sellers75 sales · weight 10% · sale-to-list +5.2 pts
Closings in the last 90 days against the same 90 days a year earlier, plus the change in sale-to-list. Rising sales tilt the market toward sellers.
Resale condos from the MLS (pre-construction towers excluded), all prices. As of Oct 31, 2026 · How the index works
Based in part on information from the Southeast Florida Multiple Listing Service (SEFMLS) or from MIAMI Association of REALTORS® for the period July 19, 2025 through October 31, 2026.
The last 12 months vs the year before
182 condos closed in Key Biscayne between Nov 1, 2025 and Oct 31, 2026, +14% vs the prior 12 months, at a median $1.4M (+14%) and $894 per sqft (+10%). Sold units took a median 59 days to go under contract.
Sold $/sqft and closings, 24 months
| Month | New listings | Closed | Median sold | Median sold $/sf | Median DOM |
|---|---|---|---|---|---|
| Oct 2026 | 17 | 5 | $1.38M | $1,438/sqft | 83 |
| Sep 2026 | 22 | 13 | $1.53M | $940/sqft | 94 |
| Aug 2026 | 17 | 18 | $1.49M | $930/sqft | 38 |
| Jul 2026 | 13 | 22 | $1.16M | $769/sqft | 33 |
| Jun 2026 | 20 | 22 | $1.53M | $878/sqft | 34 |
| May 2026 | 27 | 15 | $1.5M | $1,017/sqft | 40 |
| Apr 2026 | 27 | 16 | $1.6M | $876/sqft | 42 |
| Mar 2026 | 20 | 18 | $1.14M | $847/sqft | 98 |
| Feb 2026 | 25 | 14 | $1.49M | $875/sqft | 47 |
| Jan 2026 | 13 | 16 | $1.19M | $886/sqft | 91 |
| Dec 2025 | 9 | 16 | $1.23M | $829/sqft | 44 |
| Nov 2025 | 18 | 6 | $2.02M | $944/sqft | 58 |
Inventory and sales by price band
Whole-market counts; months of supply = actives ÷ monthly sales pace.
By bedrooms
| Size | For sale | Median asking | Asking $/sqft | Sold (12 mo) | Median sold | Sold $/sqft | Days |
|---|---|---|---|---|---|---|---|
| Studio | 2 | $702K | $1,820/sqft | 4 | $975K | $1,950/sqft | 21 |
| 1 bed | 16 | $677K | $806/sqft | 20 | $521K | $710/sqft | 83 |
| 2 bed | 41 | $1.25M | $929/sqft | 85 | $1.25M | $833/sqft | 61 |
| 3 bed | 23 | $2.85M | $1,154/sqft | 61 | $2.15M | $1,000/sqft | 57 |
| 4+ bed | 9 | $5.95M | $2,241/sqft | 12 | $3.45M | $1,052/sqft | 70 |
New vs resale: by building era
| Era | Buildings | For sale | Asking $/sqft | Sold (12 mo) | Sold $/sqft |
|---|---|---|---|---|---|
| Built 2020+ | 1 | 0 | — | 4 | $1,014/sqft |
| 2010s | 1 | 5 | $2,200/sqft | 4 | $2,798/sqft |
| 2000s | 5 | 8 | $1,454/sqft | 19 | $1,305/sqft |
| 1990s | 10 | 8 | $1,308/sqft | 27 | $1,132/sqft |
| Before 1990 | 37 | 64 | $881/sqft | 123 | $813/sqft |
The floor premium
Median sold $/sqft by floor, last 12 months.
Waterfront vs the rest
Units flagged waterfront sold at a median $945 per sqft (128 sales) against $739 for the rest (54 sales) — +28%.
Most sales, last 12 months
| Building | Sold (12 mo) | Median price | Sold $/sqft |
|---|---|---|---|
| Towers of Key Biscayne | 24 | $1.48M | $880/sqft |
| Key Colony Emerald Bay | 15 | $1.25M | $816/sqft |
| Commodore Club South | 14 | $1.06M | $896/sqft |
| Key Colony Botanica | 12 | $1.21M | $732/sqft |
| Commodore Club West | 10 | $1.04M | $833/sqft |
| Ocean Club – Ocean Tower Two | 7 | $4.5M | $1,613/sqft |
Fastest to contract
Buildings with at least 5 sales, by median days on market.
| Building | Days | Sold (12 mo) | Sold $/sqft |
|---|---|---|---|
| Key Colony Botanica | 20 | 12 | $732/sqft |
| Ocean Club – Ocean Tower Two | 21 | 7 | $1,613/sqft |
| Tidemark at Key Colony | 23 | 6 | $919/sqft |
| Commodore Club South | 60 | 14 | $896/sqft |
| Towers of Key Biscayne | 61 | 24 | $880/sqft |
Most inventory
Highest asking $/sqft
Building quality and risk
45 Key Biscayne buildings carry an own.miami Score (average 66). 32 have their public records checked clean — no liens, lawsuits or regulatory complaints. 1 have a special assessment in force, 0 an open or overdue recertification, and 0 active material litigation.
Condo Index tiers
Biggest price cuts on the market
Active listings with the largest reductions from their original asking price.
-90%
-19%
-15%
-14%
-14%Highest closings, last 90 days
| Unit | Beds / baths / sf | Sold | $/sf | Date |
|---|---|---|---|---|
| 430 Grand Bay Drive #1103 Grand Bay Tower | 3 / 3.5 / 3,630 | $6,150,000 | Oct 30, 2026 | |
| 781 Crandon Blvd #804 Ocean Club – Club Tower Three | 3 / 4.5 / 2,500 | $3,975,000 | Aug 12, 2026 | |
| 791 Crandon Blvd #603 Ocean Club – Ocean Tower Two | 2 / 2.5 / 2,605 | $3,400,000 | Sep 28, 2026 | |
| 765 Crandon Blvd #PH-4 Ocean Club – Lake Tower | 3 / 3 / 2,602 | $3,045,000 | Aug 13, 2026 | |
| 600 Grapetree Dr #10BN Mar Azul | 3 / 3 / 2,943 | $2,900,000 | Sep 8, 2026 |
Sales figures are closed MLS transactions at every price (pre-construction towers are excluded from resale medians); inventory is live at the time of viewing. Building Scores, Condo Index tiers and health records are own.miami datasets. A case or record is a claim, not a finding.
Based in part on information from the Southeast Florida Multiple Listing Service (SEFMLS) or from MIAMI Association of REALTORS® for the period September 1, 2023 through October 31, 2026.
Writing about Key Biscayne? The citable monthly figures, CSV downloads and charts are in the Data room.
Looking for a specific tower? Browse every Key Biscayne building.