Haute Residence Research · Q3 2026
Key Biscayne Luxury Market Report
Residential sales of $2,000,000 or more in ZIP 33149 that the supplied ATTOM-based deed extract labels with the locality Key Biscayne, with a separately dated listing snapshot summarised by the source.
By Seth Semilof
Source recording dates July 1, 2026 – September 30, 2026 · Published November 2, 2026
The quarter at a glance
Residential records at $2,000,000 and above in the supplied Q3 2026 extract for ZIP 33149 with the recorded locality Key Biscayne.
- Recorded sales
- 28at $2,000,000 and above, Q3 2026 source recording dates
- Sales volume
- $130,215,000
- Median sale
- $3,875,000average $4,650,536
- Price per sq ft
- $1,659total sale value / total interior sq ft, 28 sales; mean of per-sale values $1,612
- Highest sale
- $17,500,000230 Harbor Dr, Key Biscayne, FL 33149
- Listings · source-reported summary
- 12asking $2,000,000+; source-labelled November 3, 2026; rows not supplied, not recomputed
Sales are the supplied ATTOM-based deed extract for ZIP 33149, kept by the source to the recorded locality KEY BISCAYNE. The 12-listing summary labelled November 3, 2026 is a separate source-selected third-party for-sale search in ZIP 33149 and is reported only as the source’s summary: the listing rows were not supplied, so those figures were not recomputed. Postal and locality labels are not a certified Village-limits check, and the ZIP search is not a certified municipal-boundary filter.
What happened in Key Biscayne this quarter
The supplied Q3 2026 recorded-deed extract contains 28 residential sales at $2,000,000 or more with the recorded locality Key Biscayne, totalling $130,215,000. The median was $3,875,000 and the average $4,650,536. Measured as total sale value divided by total interior square feet (78,470 sq ft), price per square foot was $1,659; the average of the 28 per-sale figures was $1,612. 9 sales recorded at $5,000,000 or more (one of them at exactly $5,000,000) and 2 at $10,000,000 or more.
Single-family homes accounted for 12 sales and $62,200,000 (47.8% of volume); condominiums contributed 16 sales and $68,015,000 (52.2%). The average single-family sale was $5,183,333 and the average condominium sale $4,250,938. Every record is typed as a resale. 7 of the 16 condominium sales carry Crandon Blvd addresses, totalling $27,670,000.
The quarter’s highest recorded sale was $17,500,000 at 230 Harbor Dr, Key Biscayne, FL 33149, with a source recording date of July 15, 2026. The highest condominium sale was $10,500,000 at 110 Reef Ln ($2,069 per square foot). The highest per-foot figure, $3,101, was at 360 Ocean Dr; per-foot figures for individual sales depend on how interior area was recorded and do not describe land, view or condition.
The five highest recorded sales
- $17,500,000 · 230 Harbor Dr, Key Biscayne, FL 33149 · recorded 2026-07-15 · 6,240 source sq ft · $2,804/sq ft · single-family
- $10,500,000 · 110 Reef Ln, Key Biscayne, FL 33149 · recorded 2026-07-09 · 5,074 source sq ft · $2,069/sq ft · condominium
- $9,400,000 · 791 Crandon Blvd, Key Biscayne, FL 33149 · recorded 2026-07-06 · 5,207 source sq ft · $1,805/sq ft · condominium
- $7,000,000 · 360 Ocean Dr, Key Biscayne, FL 33149 · recorded 2026-08-06 · 2,257 source sq ft · $3,101/sq ft · condominium
- $5,690,000 · 762 Fernwood Rd, Key Biscayne, FL 33149 · recorded 2026-07-02 · 3,584 source sq ft · $1,588/sq ft · single-family
Monthly cadence (by the recording date supplied in the source)
- July — 13 recorded sales, $75,050,000
- August — 9 recorded sales, $35,045,000
- September — 6 recorded sales, $20,120,000
The source describes its dates as county recording dates. That basis was not independently verified, and MLS closing dates for the same sales may differ. Deeds can be recorded late, so later filings and source updates may change the monthly and quarterly totals.
Key questions answered
How many luxury homes sold in Key Biscayne in Q3 2026?
The supplied ATTOM-based extract lists 28 residential sales at $2,000,000 or above with the recorded locality Key Biscayne in ZIP 33149 and source recording dates from July 1 to September 30, 2026, totalling $130,215,000. Condominiums accounted for 16 and single-family homes 12. The source-supplied Q2 2026 comparison is 33 sales and $120,725,000.
What was the median luxury home price in Key Biscayne in Q3 2026?
The median recorded sale price at $2,000,000 and above was $3,875,000 across 28 sales; the average was $4,650,536. The source-supplied Q2 2026 median was $3,000,000.
What was the most expensive home sold in Key Biscayne in Q3 2026?
The highest recorded sale was $17,500,000 at 230 Harbor Dr, Key Biscayne, FL 33149, a 6,240 sq ft single-family home with a source recording date of July 15, 2026.
What was the price per square foot for luxury homes in Key Biscayne in Q3 2026?
Measured as total sale value divided by total interior square feet for all 28 sales, it was $1,659. The average of the 28 per-sale figures was $1,612. Listing asking prices per square foot come from a separate, source-summarised snapshot and are not compared here.
What did the source report about Key Biscayne listings?
The supplied source reports a listing summary, labelled November 3, 2026 (capture time and time zone unconfirmed), of 12 listings asking $2,000,000 or more in ZIP 33149, totalling $84,169,000, with a median ask of $3,975,000 and an average of 12.8 days on market: 9 condominiums and 3 single-family homes. Listing rows were not supplied, so these are source-reported figures, not recomputed or verified. It is not current availability, and must not be combined with the sales count to calculate months of supply.
What the source reported as listed
Source-supplied listing summary, labelled November 3, 2026; capture time and time zone unconfirmed. Separate from the Q3 recorded sales above.
Source-supplied summary, not recomputed: the supplied material contains no listing-level table, so the counts, totals, median, days on market and asking price per square foot below could not be checked row by row (only the average, $84,169,000 ÷ 12, and the 9 + 3 type split are internally consistent). The source says its $2,000,000+ for-sale search in ZIP 33149 was kept to Key Biscayne; a postal label is not proof of Village location. The snapshot contains condominiums and single-family homes, as does the sales set. Do not calculate months of supply or a sales-to-inventory ratio from these figures: a quarter of recorded sales and a one-day listing snapshot are not a verified like-for-like population.
12 listings asking $2,000,000 and above, $84,169,000 in aggregate, according to the source. Average ask $7,014,083, median $3,975,000, average 12.8 days on market. 9 condominiums and 3 single-family homes; 3 listings ask $10,000,000 or more. The source gives the asking price per square foot as $1,892, described as total asking price divided by total interior square feet.
The highest asking price reported is $19,450,000, for a 6,497 sq ft single-family home at 550 Harbor Dr, Key Biscayne, FL 33149. The highest condominium ask is $12,990,000, at 445 Grand Bay Dr Penthouse 2A, Key Biscayne, FL 33149. The source also notes a 5,074 sq ft residence at 110 Reef Ln listed at $11,750,000, the same address and size as the $10,500,000 sale recorded July 9, 2026; deed records carry no unit numbers, so no sale-to-listing unit match is established.
Active inventory is a dated snapshot of what was listed, not a measure of what sold or of availability at any later time, and asking prices are not transaction prices. This is the first tracked Key Biscayne snapshot, so no listing-movement comparison is available.
Every recorded sale, ranked
All 28 recorded transactions at $2,000,000 and above in the source extract.
| Rank | Source address | Recorded (source) | Price USD | $/SF | Beds | Baths | Interior SF | Year Built | Type | Sale Type |
|---|---|---|---|---|---|---|---|---|---|---|
| 1 | 230 Harbor Dr, Key Biscayne, FL 33149 | 2026-07-15 | $17,500,000 | $2,804 | 7 | 7.5 | 6,240 | 2003 | Single-family | Resale |
| 2 | 110 Reef Ln, Key Biscayne, FL 33149 | 2026-07-09 | $10,500,000 | $2,069 | 7 | 5.5 | 5,074 | 2014 | Condominium | Resale |
| 3 | 791 Crandon Blvd, Key Biscayne, FL 33149† | 2026-07-06 | $9,400,000 | $1,805 | 4 | 5.5 | 5,207 | 2001 | Condominium | Resale |
| 4 | 360 Ocean Dr, Key Biscayne, FL 33149 | 2026-08-06 | $7,000,000 | $3,101 | 3 | 4.5 | 2,257 | 2014 | Condominium | Resale |
| 5 | 762 Fernwood Rd, Key Biscayne, FL 33149 | 2026-07-02 | $5,690,000 | $1,588 | 5 | 5 | 3,584 | 2014 | Single-family | Resale |
| 6 | 430 Grand Bay Dr, Key Biscayne, FL 33149 | 2026-07-16 | $5,500,000 | $1,392 | 3 | 5.5 | 3,950 | 1999 | Condominium | Resale |
| 7 | 669 S Mashta Dr, Key Biscayne, FL 33149 | 2026-08-18 | $5,200,000 | $1,674 | 3 | 3.5 | 3,106 | 1960 | Single-family | Resale |
| 8 | 350 Ocean Dr, Key Biscayne, FL 33149 | 2026-07-07 | $5,150,000 | $2,185 | 3 | 3.5 | 2,357 | 2014 | Condominium | Resale |
| 9 | 379 Gulf Rd, Key Biscayne, FL 33149 | 2026-09-15 | $5,000,000 | $2,632 | 4 | 3 | 1,900 | 1953 | Single-family | Resale |
| 10 | 689 Glenridge Rd, Key Biscayne, FL 33149 | 2026-09-04 | $4,800,000 | $1,317 | 5 | 6 | 3,646 | 2013 | Single-family | Resale |
| 11 | 346 Gulf Rd, Key Biscayne, FL 33149 | 2026-08-14 | $4,700,000 | $1,501 | 5 | 4 | 3,132 | 1953 | Single-family | Resale |
| 12 | 6 Coconut Ln, Key Biscayne, FL 33149 | 2026-07-17 | $4,000,000 | $998 | 5 | 6 | 4,007 | 1998 | Single-family | Resale |
| 13 | 781 Crandon Blvd, Key Biscayne, FL 33149 | 2026-08-19 | $3,975,000 | $1,590 | 3 | 4.5 | 2,500 | 1999 | Condominium | Resale |
| 14 | 791 Crandon Blvd, Key Biscayne, FL 33149† | 2026-07-22 | $3,950,000 | $1,281 | 3 | 4.5 | 3,084 | 2001 | Condominium | Resale |
| 15 | 271 Island Dr, Key Biscayne, FL 33149 | 2026-08-20 | $3,800,000 | $1,384 | 5 | 4 | 2,745 | 1967 | Single-family | Resale |
| 16 | 301 Hampton Ln, Key Biscayne, FL 33149 | 2026-09-03 | $3,100,000 | $1,499 | 4 | 3 | 2,068 | 1953 | Single-family | Resale |
| 17 | 765 Crandon Blvd, Key Biscayne, FL 33149 | 2026-08-13 | $3,045,000 | $1,170 | 2 | 3 | 2,602 | 2002 | Condominium | Resale |
| 18 | 204 Westwood Dr, Key Biscayne, FL 33149 | 2026-07-24 | $3,010,000 | $1,425 | 3 | 2 | 2,113 | 1951 | Single-family | Resale |
| 19 | 600 Grapetree Dr, Key Biscayne, FL 33149† | 2026-09-15 | $2,900,000 | $1,149 | 3 | 3 | 2,523 | 1974 | Condominium | Resale |
| 20 | 355 Redwood Ln, Key Biscayne, FL 33149 | 2026-07-28 | $2,800,000 | $1,996 | 3 | 2 | 1,403 | 1955 | Single-family | Resale |
| 21 | 1111 Crandon Blvd, Key Biscayne, FL 33149 | 2026-08-21 | $2,700,000 | $1,515 | 2 | 2 | 1,782 | 1972 | Condominium | Resale |
| 22 | 301 Redwood Ln, Key Biscayne, FL 33149 | 2026-07-20 | $2,600,000 | $1,950 | 3 | 2 | 1,333 | 1954 | Single-family | Resale |
| 23 | 605 Ocean Dr, Key Biscayne, FL 33149 | 2026-08-07 | $2,525,000 | $1,425 | 3 | 2.5 | 1,772 | 1969 | Condominium | Resale |
| 24 | 725 Crandon Blvd, Key Biscayne, FL 33149 | 2026-07-13 | $2,500,000 | $1,150 | 3 | 3 | 2,174 | 2002 | Condominium | Resale |
| 25 | 881 Ocean Dr, Key Biscayne, FL 33149† | 2026-07-09 | $2,450,000 | $1,307 | 2 | 2 | 1,875 | 1971 | Condominium | Resale |
| 26 | 881 Ocean Dr, Key Biscayne, FL 33149† | 2026-09-10 | $2,220,000 | $1,184 | 2 | 2 | 1,875 | 1971 | Condominium | Resale |
| 27 | 201 Crandon Blvd, Key Biscayne, FL 33149 | 2026-09-30 | $2,100,000 | $1,117 | 2 | 2 | 1,880 | 1978 | Condominium | Resale |
| 28 | 600 Grapetree Dr, Key Biscayne, FL 33149† | 2026-08-26 | $2,100,000 | $921 | 3 | 3 | 2,281 | 1974 | Condominium | Resale |
† Address appears more than once: 791 Crandon Blvd, Key Biscayne, FL 33149 (ranks 3, 14); 600 Grapetree Dr, Key Biscayne, FL 33149 (ranks 19, 28); 881 Ocean Dr, Key Biscayne, FL 33149 (ranks 25, 26). The deed-derived source carries no unit numbers, so each row is kept as a separate recorded sale; whether repeated rows are the same or different residences is not determined. The two 881 Ocean Dr rows share the same recorded interior size. Dates are the source’s recording dates; bedroom and bathroom counts are as supplied. Per-sale $/SF values were re-derived and match the source.
Quarter over quarter
| Metric | Q2 2026 | Q3 2026 | Change |
|---|---|---|---|
| Recorded sales | 33 | 28 | −5 (−15.2%) |
| Sales volume | $120,725,000 | $130,215,000 | +$9,490,000 (+7.9%) |
| Median sale | $3,000,000 | $3,875,000 | +$875,000 (+29.2%) |
| Average sale | $3,658,333 | $4,650,536 | +$992,203 (+27.1%) |
| Condominium sales | 22 | 16 | −6 |
| Single-family sales | 11 | 12 | +1 |
| Sales at $5M+ | 4 | 9 | +5 |
| Sales at $10M+ | 0 | 2 | +2 |
Q2 2026 figures are as supplied with the source extract; the Q2 rows were not supplied, so they are not recomputed (the Q2 average equals the supplied volume ÷ 33). No price-per-square-foot comparison is shown because the source says the Q2 figure was not computed on the same basis.
Method and provenance
This page applies the general method described in How we count: market report methodology. The provenance below is specific to this report.
- Market definition
- Records the source labels with the locality KEY BISCAYNE, from a search of ZIP code 33149. The locality filter was applied by the source and has not been checked against certified Village of Key Biscayne limits; A postal ZIP search is not a certified municipal-boundary filter.
- Segment
- Residential sales at $2,000,000+. The source filter admitted condominium, single-family and townhouse types; the Q3 set contains 16 condominium and 12 single-family records and no townhouses.
- Reporting period
- July 1, 2026 – September 30, 2026, by the date the source describes as the county recording date (not independently verified). Recording follows closing; MLS closing dates for the same sales may differ.
- Listing summary
- Labelled November 3, 2026 by the source (capture time and time zone unconfirmed): third-party for-sale search at $2,000,000+, ZIP 33149, kept by the source to Key Biscayne. Only summary figures were supplied; listing rows were not, so these figures are reported as source-supplied, not recomputed.
- Sources
- Closed sales: supplied ATTOM-based recorded-deed sale snapshot, ZIP 33149, $2M+, recorded 2026/07/01–2026/09/30, de-duplicated by the source on address, amount and recording date. Active: supplied third-party for-sale search summary, source-labelled November 3, 2026.
- Deduplication
- We re-checked: no two sales share address, amount and date. A bounded comparison of normalized supplied street address, date and price found no matching transaction keys against the five published Q3 tables for Coconut Grove, Pinecrest, Sunny Isles Beach, Aventura and Coral Gables. This is not an MLS-identifier, unit-identity or parcel-level duplication audit. Three base addresses repeat with different dates or prices (791 Crandon Blvd, Key Biscayne, FL 33149 (ranks 3, 14); 600 Grapetree Dr, Key Biscayne, FL 33149 (ranks 19, 28); 881 Ocean Dr, Key Biscayne, FL 33149 (ranks 25, 26)); they are kept as distinct source events, not identifiable units, because none of the 16 condominium records carries a unit number.
- Price per square foot
- Headline (weighted): total sale value of all 28 sales ($130,215,000) divided by their total interior square footage (78,470 sq ft) = $1,659. The simple average of per-sale values is $1,612. Every sale has a recorded interior size; none is dropped. The listing figure ($1,892) is the source’s and could not be recomputed.
- Lowest sale in the set
- $2,100,000 — the search floor was $2,000,000; this is the lowest transaction that met it, not a separate threshold.
- Not supplied
- Listing-level rows, Q2 2026 rows, MLS identifiers, MLS closing dates, condominium unit numbers and building names. Building identities and waterfront status are not assigned or inferred.
- Computation
- Every Q3 sales statistic on this page is computed from the 28 records listed above. Listing-snapshot and Q2 2026 figures are as supplied by the source. No figure is estimated or imputed.
- Known limitation
- Deeds are recorded after closing, so late-recorded transactions can be added to the public record after publication. Nothing on this page is investment advice.
- Excluded records
- None by us. The source reports collapsing rows identical on address, amount and recording date; every remaining supplied record is included.
- Corrections
- Published once and never silently edited. A material restatement appears here as a dated note.
Explore Key Biscayne
Browse the area guide or explore the complete market-report collection.