Key Biscayne, FL 33149 Real Estate Market Report
ZIP Code: 33149
Report Date: May 2026
Market Temperature: NEUTRAL
Scope: This ZIP code analysis focuses on single-family residential (SFR) properties. Metrics are calculated from recent sales and active listings within the past 90 days.
Market Overview
This analysis is based on a sample of properties from this ZIP code (up to 200 sold properties and up to 100 active properties). The median prices below are calculated from all available properties in the sample, while trend analysis uses properties from the selected analysis window.
Market Metrics
Note: The property counts shown above represent only the properties analyzed in this report sample, not the total inventory for this ZIP code. Median prices are calculated from all available properties in the sample, while trend analysis uses properties from the selected analysis window.
Rental Market
Note: The relationship between property values and rental rates reflects different market dynamics. Higher-priced properties may have lower rental yields due to factors such as luxury market positioning, owner-occupancy preferences, or long-term appreciation strategies rather than immediate rental income maximization.
Property Taxes
Liquidity & Velocity
Note: A Sale-to-List Ratio near 100% can occur when properties sell at or near their final listing price after price adjustments during the listing period, even when initial listing prices differ significantly from sale prices.
Market Trends & Context
Understanding Market Temperature
A Neutral market indicates balanced conditions where neither buyers nor sellers have a strong advantage, typically characterized by flat price trends, extended but stable days on market, and moderate inventory relative to sales.
Current Mortgage Rate Context
Market-level mortgage rate comparison for this area:
Current 30-year fixed mortgage rates in Key Biscayne, FL are averaging 6.4%, reflecting a stable market environment for property owners in this area.
Note: Interest rate comparisons provide market context. The existing "Interest Rate Pressure" metric above shows the qualitative market impact.
Key Findings
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The median sold price is $4,650,000, which serves as the primary indicator of realized market value and suggests that recent transactions are concentrated in the high-end segment; price trends are up year-over-year, supporting continued premium pricing for closed deals.
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There is a material gap between the median listing price of $6,910,000 and the median sold price of $4,650,000, which may indicate seller price aspiration versus market-clearing levels and suggests pricing friction that buyers can use in negotiations.
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The median days on market is 419, which signals notably slower sales velocity for sampled transactions and implies that elevated inventory relative to sales activity may be lengthening time-to-close rather than reflecting immediate distress; slower transaction volume appears to be a feature of the current micro-market.
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Financing and rental context support cautious optimism: market reports show interest rate pressure as moderate with current 30-year fixed mortgage rates averaging 6.4%, while the median market rent of $5,950 and an up rent year-over-year trend indicate strengthening rental demand that can underpin investor interest.
Notable Properties
The following 8 properties represent notable market examples and recent transactions that illustrate key market dynamics. These are illustrative examples selected for their significance (top sales, market benchmarks, quick sales) and are not the basis for the statistical calculations shown above.
Recent Transactions
Highest sale in the past 90 days. Fully renovated with modern finishes and premium lot positioning.
Sold below market average
Sold above market average
Representative market sale establishing baseline for properties in the core neighborhood.
Representative market sale establishing baseline for properties in the core neighborhood.
Sold below market average
Sold below market average
Sold below market average
Key Biscayne, FL 33149 Real Estate Market Report
ZIP Code: 33149
Report Date: May 2026
Market Temperature: NEUTRAL
Scope: This ZIP code analysis focuses on condominium properties. Metrics are calculated from recent condo sales and active listings within the past 90 days.
Market Overview
This analysis is based on a sample of properties from this ZIP code (up to 200 sold properties and up to 100 active properties). The median prices below are calculated from all available properties in the sample, while trend analysis uses properties from the selected analysis window.
Market Metrics
Note: The property counts shown above represent only the properties analyzed in this report sample, not the total inventory for this ZIP code. Median prices are calculated from all available properties in the sample, while trend analysis uses properties from the selected analysis window.
Rental Market
Note: The relationship between property values and rental rates reflects different market dynamics. Higher-priced properties may have lower rental yields due to factors such as luxury market positioning, owner-occupancy preferences, or long-term appreciation strategies rather than immediate rental income maximization.
Property Taxes
Liquidity & Velocity
Note: A Sale-to-List Ratio near 100% can occur when properties sell at or near their final listing price after price adjustments during the listing period, even when initial listing prices differ significantly from sale prices.
Market Trends & Context
Understanding Market Temperature
A Neutral market indicates balanced conditions where neither buyers nor sellers have a strong advantage, typically characterized by flat price trends, extended but stable days on market, and moderate inventory relative to sales.
Current Mortgage Rate Context
Market-level mortgage rate comparison for this area:
Current 30-year fixed mortgage rates in Key Biscayne, FL are averaging 6.4%, reflecting a stable market environment for property owners in this area.
Note: Interest rate comparisons provide market context. The existing "Interest Rate Pressure" metric above shows the qualitative market impact.
Key Findings
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The primary market indicator is the median sold price, $1,320,000, which reflects recent transaction levels and anchors valuation expectations in Key Biscayne; up year-over-year price trend supports modest upward pressure on values.
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A gap between the median listing price, $1,485,000, and the median sold price, $1,320,000, suggests pricing friction with seller expectations above recent transaction levels, which may lengthen negotiation timelines and affect time-to-contract.
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A long median days on market of 417 indicates slower sales velocity and may signal soft transaction liquidity despite price growth; this aligns with a neutral market temperature where balance is returning between buyers and sellers.
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Strong rental fundamentals, evidenced by a median market rent of $6,000, combined with moderate interest rate pressure and an average 30-year fixed mortgage rate near 6.4% suggest continued investor interest and support for owner-occupier demand, although elevated financing costs may temper transaction pace; rent trends are up.
Notable Properties
The following 8 properties represent notable market examples and recent transactions that illustrate key market dynamics. These are illustrative examples selected for their significance (top sales, market benchmarks, quick sales) and are not the basis for the statistical calculations shown above.
Recent Transactions
Highest sale in the past 90 days. Fully renovated with modern finishes and premium lot positioning.
Sold above market average
Sold above market average
Representative market sale establishing baseline for properties in the core neighborhood.
Representative market sale establishing baseline for properties in the core neighborhood.
Representative market sale establishing baseline for properties in the core neighborhood.
Sold below market average
Sold below market average
Investment Analysis
Compare rental income potential against ownership costs and benchmark against market averages.
Monthly rental income vs estimated ownership cost
20% down, 6.3% rate, 1.0% tax
Avg nightly rate and occupancy for this ZIP
Data Sources
Real estate market data & public records, and GemHaus® proprietary models.
Report generated: 5/1/2026
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