FL
Key BiscayneCity Guide
A 1.2-square-mile barrier-island village across one causeway, bracketed by two state parks.
Key Biscayne is a 1.2-square-mile barrier island at the southern end of Miami-Dade, reached from the mainland by the Rickenbacker Causeway and nothing else. Two-thirds of the island is public land: Crandon Park caps the north, Bill Baggs Cape Florida State Park caps the south, and the residential Village sits in the 1.2 square miles between them.
The Village incorporated in 1991 — the first new municipality in Miami-Dade in fifty years. Population today is about 15,293, the tax base just crossed $11.6 billion, and the millage rate (3.0777 in FY2026) remains the lowest in the county. Most of the housing stock is oceanfront and bayfront condos; single-family homes line the village's interior streets and the Mashta and Harbor Drive perimeters.
The market in 2026
The 2026 market has been a buyer's market by Miami standards. Redfin's March 2026 dashboard shows a median sale price of about $1.4M, down 24% year-over-year, with median days-on-market at 183 (vs 105 a year earlier). At the top of the building stack, Ocean Club units listed in April 2026 ranged from roughly $1.6M (older lake-side villas) to $10M (high-floor Ocean Tower lines). Oceana averages around $2,300 per square foot.
What you're buying into is geography. Beach access, two state parks, a Niche A− K-8 school, and the most expensive bridge problem in Miami-Dade — see Key Biscayne homes for sale for the live inventory.
Key Details
What makes Key Biscayne special
Who lives here
A tight-knit village of about 15,000 — a Latin American–heavy mix of professionals, retirees, and international second-home owners. Most resident families know each other by school or building. Day-to-day life is small-town inside a metro of 6 million.
The market
Mostly oceanfront and bayfront condos; single-family is scarce. Redfin's March 2026 median is $1.4M, down 24% YoY, with 183 days on market. Trophy buildings — Ocean Club, Oceana, Grand Bay Ritz-Carlton Residences — set the top; older 1980s towers anchor the bottom. The 2026 SIRS reserve rules apply to nearly every condo on the island.
Getting around
One way on, one way off. The Rickenbacker Causeway is the only road — toll $2.25 with transponder, $3.00 without. The Bear Cut Bridge replacement is in PD&E study through March 2027, with a separate $4.1M rehab on the West Bridges running in 2026. Metrobus Route 102 connects to Brickell; everything else is by car or by bike.
Beaches and parks
More than two-thirds of the island is park. Crandon Park covers ~808 acres at the north end with two miles of Atlantic beach; Bill Baggs Cape Florida State Park covers ~409 acres at the south end and contains the Cape Florida Lighthouse (1825), the oldest standing structure in Miami-Dade.
Schools
The Village's public option, Key Biscayne K-8 Center, holds an A− Niche grade and ranks #44 among Florida public K-8s for 2026 — though local reporting in March 2026 flagged enrollment and middle-school ranking slipping. Across the causeway on Virginia Key, MAST Academy (grades 6–12) ranks in the top 1% of Florida public schools.
Climate and flood risk
This is a barrier island. First Street rates Key Biscayne's 30-year flood risk as extreme; 1,504 properties are exposed in a 1-in-100-year event. The SE Florida Regional Compact projects 10–17 inches of sea-level rise by 2040. Hurricane Andrew (1992) and Irma (2017) both made direct hits; carrying costs reflect that reality.
Lifestyle & Highlights
The best of Key Biscayne
Market Intelligence
Real estate trends in Key Biscayne
Frequently Asked Questions
Common questions about Key Biscayne
Talk to a Key Biscayne specialist
From oceanfront condos at the Ocean Club, Oceana, and the Ritz-Carlton Residences to interior single-family homes on Mashta and Harbor Drive, the buildings here trade differently. Our agents know the bands, the assessments, and the lines worth waiting for.