Key Biscayne Homes for Sale: island houses, coastal zones and one road in
Key Biscayne is a barrier island reached by one causeway, which shapes everything about buying here: a small, tightly held house market, coastal flood zones on much of the island, and insurance that is a larger share of the monthly number than almost anywhere inland.
Updated September 2026
Active inventory
What is for sale in Key Biscayne right now?
We send the full Key Biscayne list — every active listing, with the flood zone and association notes — the same day you ask.
That means the whole active list for Key Biscayne — not the filtered slice a national portal decides to show you, and not the three homes an advertising budget pushed to the top of the page. Every address comes back with the things that actually decide whether a property is worth your Saturday: the FEMA flood zone it sits in, the association's real picture, and the county permit history behind the walls.
- The complete active list Every property on the market in Key Biscayne, in one place, in one email.
- Flood zone, address by address The FEMA zone each property sits in — before you fall for the kitchen.
- The association picture Dues, reserves, special assessments on the books, and 40-year recertification status.
- County permit history What was permitted, what was closed out, and what was never pulled at all.
There is no live MLS search on this site — no search box, no map full of pins, and nothing that quietly serves you last month's prices and homes that went under contract weeks ago. A ClearPath agent pulls the list by hand instead. You name the area, a person goes and gets what is genuinely on the market, reads it before it leaves, and sends it to you. Then that same person answers whatever you want to ask about any address on it, which is the part a search box was never able to do anyway.
No portal account. No login. Your details are not sold on to anyone — the list comes from the brokerage that would represent you, and you can ask about any address on it.
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Get the Key Biscayne list
Name, number, email. That is the whole ask — the list comes back from ClearPath directly.
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Rather talk it through? Call or text 786 · 797 · 6400
What is for sale in Key Biscayne right now?
The island’s houses range from mid-century originals through substantial rebuilds, on lots that rarely turn over. Coastal AE and VE zones cover much of the buildable area, so the elevation certificate is not paperwork here — it is the document that sets the flood premium, and an elevated house can cost dramatically less to insure than a low one on the same street.
Single-family houses on 1950s Mackle lots, many rebuilt larger, plus bayfront estates on Harbor Drive and Mashta Island. Beachfront condo towers from Key Colony (1979–1981) to Ocean Club and Grand Bay (1990s) and Oceana (2010s). No townhouse tracts.
“SFHA are defined as the area that will be inundated by the flood event having a 1-percent chance of being equaled or exceeded in any given year.”
What to check on every Key Biscayne property
Pull the FEMA panel and elevation certificate first; premiums vary house by house.Condos: milestone inspection, structural reserve study and pending assessments before the offer.Houses: permit history on every addition, seawall condition on bay and canal lots.Budget the Village stormwater assessment, billed per parcel by impervious area.One causeway in and out; test the commute at the hour you will actually drive it.
| Check | Why it matters here | Where to get it |
|---|---|---|
| Flood zone for the exact address | Zones change block by block here; the letter decides whether a federally backed loan requires insurance | Our flood zone lookup, then a written insurance quote |
| Roof age and permit date | Florida insurers price on the roof; §627.7011 lets them require an inspection past 15 years | The county permit portal and the seller’s wind mitigation form |
| Open and closed permits | Unpermitted work becomes your problem at resale and can stall a closing | Miami-Dade or the city’s permit search |
| Wind mitigation report (OIR-B1-1802) | It is what earns the windstorm discount, and it scores the weakest opening on the house | The seller, or an authorized inspector during the inspection period |
| Association budget, reserves and estoppel | Decides the real monthly number and any pending special assessment | The association, within 10 business days of a written request |
| Property tax at your purchase price | The seller’s capped assessment does not transfer; your bill resets the year after the sale | Miami-Dade Property Appraiser tax estimator |
General guidance for 2026, not a quote or legal advice. Confirm every line for the specific property during your inspection period.
Flood zones in Key Biscayne: what to check before you offer
Key Biscayne is a low barrier island, so expect many parcels to sit in FEMA's high-risk AE and VE zones and to need flood insurance with a federally backed loan. The Village's resilience program is rebuilding drainage, adding pump stations and planning raised roads. Check the exact address with our flood-zone tool before you tour.
Associations, dues and the documents to demand
Nearly every condo carries a substantial monthly assessment for beach service, security and reserves; Key Colony has about 1,200 units across four towers and Ocean Club about 800 homes. Most single-family streets have no mandatory association.
Schools serving Key Biscayne
- Key Biscayne K-8 Center · k8
- MAST Academy · magnet
- Coral Gables High School · high
- St. Agnes Key Biscayne · private
- Key Biscayne Community Day School · private
- St. Christopher's By the Sea · private
School assignment is by address and changes; confirm with Miami-Dade County Public Schools before you offer.
Getting around from Key Biscayne
- Downtown Miami / Brickell · 7 miles
- Miami International Airport · 19 miles
- Miami Beach · 15 miles
- Doral · 22 miles
Who this market fits
This page is for a buyer who wants island living, the village schools and the beach at the end of the street, and who prices insurance as seriously as the mortgage.
How to buy in Key Biscayne, step by step
- Get a written pre-approval, or proof of funds if you are paying cash.
- Sign a buyer-representation agreement — since August 2024 it comes before the first tour.
- Tour with the checklist above in hand, not after the offer.
- Write an AS IS offer with inspection and financing periods that protect you.
- Use the inspection period for the roof, the permits, the flood quote and the association documents.
- Close, then file for homestead by March 1 if it is your primary residence.
Questions about buying in Key Biscayne
Is now a good time to buy in Key Biscayne?
The honest answer depends on the product, not the calendar. MIAMI REALTORS reported 4.8 months of single-family supply against 12 months of condo supply for Miami-Dade in July 2026 — a seller's market and a buyer's market in the same county. Read the market page for the county numbers, then price the specific property with its taxes, insurance and dues.
What should I offer on a Key Biscayne property?
A number supported by the last three to six closings of similar properties in the same subdivision or building, adjusted for lot, condition, roof and windows — not by an online estimate. We build that comparison before you write, and structure the inspection and financing periods so you keep your options.
Do I need flood insurance in Key Biscayne?
Key Biscayne is a low barrier island, so expect many parcels to sit in FEMA's high-risk AE and VE zones and to need flood insurance with a federally backed loan. The Village's resilience program is rebuilding drainage, adding pump stations and planning raised roads. Check the exact address with our flood-zone tool before you tour.
What are the association rules in Key Biscayne?
Nearly every condo carries a substantial monthly assessment for beach service, security and reserves; Key Colony has about 1,200 units across four towers and Ocean Club about 800 homes. Most single-family streets have no mandatory association.
How long does it take to close in Key Biscayne?
A financed purchase in Florida commonly runs about 30 to 45 days from contract, set by the loan approval period in the contract; cash closings can be faster. The inspection period, the appraisal and the association's estoppel turnaround are what move the date in practice.
See what is available in Key Biscayne
Tell us the bedrooms, the budget and the timeline. We send the full Key Biscayne list — every active property that fits, with the flood zone and association notes attached — the same day you ask.