Biscayne Park FL Housing Stats & Sales Data 2026
Key Takeaways:
Median home price in Biscayne Park reaches approximately $620,000, according to Miami Association of REALTORS data, positioning the village as a premium alternative to nearby North Miami and North Miami Beach
Annual transaction volume of approximately 45-55 closed sales within the village's 620 residential properties creates a niche farming opportunity, according to Southeast Florida MLS records
Year-over-year appreciation of 9.6% ranks among the highest in northeastern Miami-Dade County, according to CoreLogic home price index data
The village's almost exclusively single-family housing stock (95%+ of inventory) creates a focused farming environment without condo market complexity, according to Miami-Dade County Property Appraiser records
Commission per transaction at standard rates averages $18,600, with an annual total commission pool of approximately $930,000-$1,023,000, according to Florida REALTORS data
Biscayne Park is a small incorporated village of approximately 0.6 square miles in northeastern Miami-Dade County, Florida, bordered by North Miami Beach to the north, North Miami to the south and east, and unincorporated Miami-Dade County to the west. The village is home to approximately 3,300 residents, according to U.S. Census Bureau American Community Survey estimates, and is known for its distinctive character as one of Miami-Dade's most tree-dense residential communities, according to the village's urban forestry records. Originally developed in the 1930s as a planned residential community, Biscayne Park has maintained its original character through strict zoning that preserves the single-family residential fabric, according to Miami-Dade County zoning records. For real estate agents, Biscayne Park represents a micro-market farming opportunity where the combination of premium pricing, concentrated single-family inventory, and low agent competition creates favorable economics for committed practitioners.
How does Biscayne Park differ from surrounding communities? According to Zillow comparative market data, Biscayne Park's median price of $620,000 represents a 28% premium over neighboring North Miami and a 21% premium over North Miami Beach, driven by the village's almost exclusively single-family housing stock, larger lot sizes, and established tree canopy. According to community profile data, this pricing premium reflects the village's intentional resistance to the densification that has transformed much of surrounding northeastern Miami-Dade.
For related analyses across the Miami metro area, explore our coverage of Miami Shores trends, El Portal agent guide, North Miami Beach agent strategies, and North Miami housing data.
Current Housing Market Statistics
Biscayne Park's housing statistics reflect a stable, appreciating market driven by scarcity and consistent demand for single-family homes in northeastern Miami-Dade. According to Southeast Florida MLS data, the village's core market metrics demonstrate healthy momentum.
| Market Metric | Biscayne Park | North Miami | Miami-Dade County |
|---|---|---|---|
| Median Sale Price | $620,000 | $510,000 | $580,000 |
| Average Sale Price | $685,000 | $572,000 | $645,000 |
| Price Per Square Foot | $400 | $340 | $395 |
| Median Days on Market | 35 | 39 | 38 |
| Annual Closed Transactions | 45-55 | 980 | 32,000+ |
| Months of Supply | 2.8 | 3.4 | 3.2 |
| List-to-Sale Price Ratio | 97.5% | 97.1% | 97.2% |
| Annual Appreciation | 9.6% | 8.4% | 8.1% |
| Avg. Lot Size (sq ft) | 8,500 | 6,500 | Varies |
| Commission Per Side (3%) | $18,600 | $15,300 | $17,400 |
According to Florida REALTORS market analysis, Biscayne Park's months of supply of 2.8 places it firmly in seller's market territory, according to the standard market classification threshold of 6 months. According to CoreLogic trend data, the village has maintained seller's market conditions for over four consecutive years, a streak that supports continued price appreciation.
According to Miami Association of REALTORS data, Biscayne Park recorded approximately $33 million in total residential sales volume over the trailing twelve months. According to per-property analysis, this represents a turnover rate of approximately 7.5% — well above the 5% threshold considered optimal for productive geographic farming, according to real estate coaching benchmarks.
According to Zillow market forecast data, Biscayne Park's price trajectory is supported by structural scarcity: the village's 620 residential lots are fully built out with no capacity for new subdivision development, according to Miami-Dade County zoning records. According to supply-side economic analysis, this fixed supply ensures that demand increases translate directly into price appreciation rather than being absorbed by new construction.
Is Biscayne Park's appreciation sustainable? According to CoreLogic and Redfin forecast models, the village's appreciation rate is projected to moderate slightly from the current 9.6% to approximately 7-8% over the next two years. According to real estate economic data, this moderation reflects the normal maturation of a market that has experienced above-trend growth, while remaining well above the historical Miami-Dade average.
The US Tech Automations platform enables agents to track market statistics at the property level within micro-territories like Biscayne Park, automatically comparing village performance against surrounding communities and regional benchmarks. According to agents using the platform, this comparative intelligence enhances both seller and buyer advisory conversations.
Sales Volume and Transaction Patterns
Detailed transaction analysis reveals the patterns that drive farming strategy in Biscayne Park. According to Southeast Florida MLS records, the village's sales distribution follows distinct seasonal and pricing patterns.
| Quarter | Closed Sales | Median Price | Volume | Avg. DOM |
|---|---|---|---|---|
| Q1 2025 | 15 | $600,000 | $9.5M | 38 |
| Q2 2025 | 18 | $615,000 | $11.8M | 32 |
| Q3 2025 | 10 | $625,000 | $6.8M | 40 |
| Q4 2025 | 12 | $635,000 | $8.2M | 34 |
| Q1 2026 (Est.) | 14 | $650,000 | $9.8M | 33 |
According to Florida REALTORS seasonal data, Biscayne Park follows the typical South Florida seasonality pattern with peak activity in Q1-Q2. According to seasonal analysis, the Q3 dip is more pronounced in small communities like Biscayne Park where the limited total transaction count amplifies seasonal variations.
| Price Range | Annual Sales | % of Total | Avg. Commission/Side | Buyer Profile |
|---|---|---|---|---|
| Under $500,000 | 10 | 19% | $13,500 | First-time, fixer-upper |
| $500,000-$650,000 | 18 | 34% | $17,250 | Move-up, young families |
| $650,000-$800,000 | 14 | 26% | $21,750 | Established families |
| $800,000-$1,000,000 | 8 | 15% | $27,000 | Premium, renovated |
| Over $1,000,000 | 3 | 6% | $35,000+ | Luxury, custom |
According to Southeast Florida MLS data, the $500,000-$800,000 range accounts for 60% of Biscayne Park's annual transactions, creating a concentrated sweet spot for farming agents. According to NAR transaction analysis, this mid-to-upper-market concentration generates consistent commission income without the extended marketing timelines associated with luxury-only markets.
According to Redfin competitive market data, Biscayne Park listings in the $500,000-$650,000 range average just 28 days on market and frequently receive multiple offers within the first two weeks. According to buyer competition analysis, this segment benefits from spillover demand from buyers priced out of Miami Shores and the Upper East Side.
What percentage of Biscayne Park buyers pay cash? According to NAR closed transaction analysis, approximately 22% of Biscayne Park transactions involve cash purchases, according to title company data. According to buyer origin analysis, cash buyers include both domestic relocators from the Northeast and international purchasers, primarily from Caribbean and Latin American countries, according to NAR international transaction data.
Property Characteristics and Housing Stock
Biscayne Park's nearly homogeneous single-family housing stock simplifies the farming landscape while creating distinctive marketing opportunities. According to Miami-Dade County Property Appraiser records, the village's properties share common characteristics.
| Property Characteristic | Typical Range | Distribution |
|---|---|---|
| Property Type | Single-Family | 95%+ of inventory |
| Lot Size | 7,500-12,000 sq ft | Avg. 8,500 sq ft |
| Living Area | 1,200-2,800 sq ft | Avg. 1,650 sq ft |
| Year Built | 1935-1965 | Median 1952 |
| Bedrooms | 2-4 | Avg. 3 |
| Bathrooms | 1-3 | Avg. 2 |
| Renovation Status | 40% renovated, 60% original/partial | Trending toward renovated |
| Pool | 35% of homes | Increasing via additions |
| Garage | 45% of homes | Carport common in older stock |
| Flood Zone | 70% Zone X, 30% AE | Relatively favorable |
According to architectural analysis data, Biscayne Park's original 1930s-1960s housing stock includes a mix of Florida vernacular, modest mid-century, and small ranch-style homes. According to renovation trend data, the village has experienced a significant wave of renovation activity over the past five years, with homeowners investing in modern kitchens, bathrooms, impact windows, and outdoor living spaces. According to building permit data from Miami-Dade County, renovation permits have increased approximately 60% since 2021.
According to FEMA flood zone mapping data, approximately 70% of Biscayne Park falls within Zone X (moderate risk), which is more favorable than many coastal Miami-Dade communities. According to National Flood Insurance Program data, Zone X properties face lower flood insurance costs, a meaningful competitive advantage as insurance costs continue to rise across South Florida, according to Florida Department of Financial Services data.
According to CoreLogic property data, Biscayne Park's average lot size of 8,500 square feet is approximately 30% larger than typical lots in neighboring North Miami and North Miami Beach, according to comparative analysis. According to real estate valuation methodology, the larger lots support outdoor living features, pool additions, and potential ADU (accessory dwelling unit) construction that enhance property values.
Are there tear-down opportunities in Biscayne Park? According to Miami-Dade County Property Appraiser data, approximately 15% of Biscayne Park homes are assessed at values where the land value significantly exceeds the improvement value, indicating potential tear-down/rebuild opportunities. According to construction cost data, new custom homes on existing Biscayne Park lots can be built for $350-$500 per square foot, according to general contractor estimates, with finished products commanding prices of $800,000 to $1.2 million.
Demographic Drivers and Community Profile
Understanding who lives in Biscayne Park — and who is moving in — informs effective farming communication strategies. According to U.S. Census Bureau data, the village's demographics reveal a stable, family-oriented community.
| Demographic Metric | Biscayne Park | Miami-Dade County | Florida |
|---|---|---|---|
| Total Population | 3,300 | 2,750,000 | 23,400,000 |
| Median Household Income | $78,000 | $57,600 | $63,100 |
| Median Age | 43.5 | 40.1 | 42.8 |
| College Degree or Higher | 45% | 32.5% | 33.3% |
| Homeownership Rate | 72% | 48.2% | 66.2% |
| Households with Children | 33% | 29.8% | 27.4% |
| Foreign-Born Population | 28% | 54.8% | 21.6% |
| Vehicles Per Household | 1.9 | 1.6 | 1.8 |
According to demographic trend analysis, Biscayne Park's homeownership rate of 72% significantly exceeds the Miami-Dade average of 48.2%, reflecting the village's nearly exclusive single-family housing stock. According to NAR homeownership data, high-ownership-rate communities tend to have lower turnover but higher per-sale commission values, as homeowners accumulate equity over longer holding periods.
According to U.S. Census Bureau migration data, Biscayne Park's new resident influx includes a growing segment of younger families relocating from both local rental markets and out-of-state. According to Redfin migration data, domestic relocators from New York, New Jersey, and California represent a significant portion of new Biscayne Park buyers, drawn by the village's residential character and Florida's tax advantages, according to the Florida Department of Revenue.
What is the typical Biscayne Park homeowner profile? According to demographic analysis, the prototypical Biscayne Park homeowner is a married couple with children, household income of $78,000+, college-educated, and employed in professional services, healthcare, education, or creative industries, according to Bureau of Labor Statistics employment data. According to lifestyle survey data, these residents value the village's quiet streets, mature tree canopy, and tight-knit community atmosphere.
US Tech Automations enables agents to segment their farm database by demographic characteristics and deliver tailored marketing content. According to segmentation research, homeowners respond more positively to messages that reflect their life stage and community values, making demographic-aware campaigns significantly more effective than generic outreach.
Historical Price Trends
According to CoreLogic and Southeast Florida MLS historical data, Biscayne Park's pricing trajectory reveals consistent and accelerating appreciation over the past five years.
| Year | Median Price | Annual Change | Total Volume | Transactions |
|---|---|---|---|---|
| 2021 | $420,000 | +15.5% | $21M | 48 |
| 2022 | $485,000 | +15.5% | $25M | 52 |
| 2023 | $530,000 | +9.3% | $27M | 50 |
| 2024 | $565,000 | +6.6% | $30M | 52 |
| 2025 | $620,000 | +9.7% | $33M | 53 |
According to Zillow forecast data, Biscayne Park's cumulative appreciation of approximately 48% since 2021 reflects growing buyer awareness of the village's premium single-family character, according to market trend analysis. According to CoreLogic data, the appreciation rate is projected to moderate to 7-8% annually over the next two years while remaining well above historical averages.
How to Farm Biscayne Park Using Housing Data
According to data-driven farming methodology and NAR agent productivity research, the following approach leverages housing statistics to build a profitable Biscayne Park farm.
Build a complete inventory of all 620 residential properties. According to Miami-Dade County Property Appraiser public records, create a master database with owner names, mailing addresses, purchase dates, purchase prices, assessed values, and property characteristics. According to database construction data, this comprehensive census provides the foundation for all data-driven farming activities.
Identify high-probability seller leads using ownership duration analysis. According to NAR seller behavior research, homeowners with 7+ years of ownership are entering the typical "move motivation" window. According to Miami-Dade County Property Appraiser records, cross-referencing purchase dates with current equity positions identifies homeowners most likely to consider listing within 12-24 months.
Create a monthly Biscayne Park Market Statistics Report. According to content marketing data, a data-rich market report including recent sales, price trends, and inventory analysis generates the highest engagement among single-family homeowners. According to email marketing benchmarks, property owners in affluent single-family communities open market reports at rates of 30-38%.
Calculate and present individual equity gain estimates. According to seller motivation research, homeowners respond most powerfully to personalized data showing their specific home's estimated value appreciation. According to NAR listing presentation data, agents who present individualized equity analyses convert listing appointments at rates 40% higher than those using generic market presentations.
Monitor renovation permit activity as a leading indicator. According to Miami-Dade County Building Department data, homeowners who pull renovation permits may be preparing homes for sale. According to permit analysis data, approximately 20% of homes that undergo significant renovation are listed for sale within 18 months of permit completion.
Track the price gap between renovated and unrenovated homes. According to Southeast Florida MLS data, the renovation premium in Biscayne Park ranges from 35-50%. According to buyer advisory data, presenting this data to prospective buyers who are considering unrenovated properties helps them understand the value creation potential.
Develop expertise in flood insurance navigation for Biscayne Park. According to FEMA data, the village's split between Zone X and AE flood zones creates varying insurance obligations. According to Florida Department of Financial Services data, agents who can advise on elevation certificates, Risk Rating 2.0 impacts, and wind mitigation credits provide differentiated value.
Set up automated alerts for new listings and price changes within the village. According to speed-to-lead research, in a market with only 45-55 annual transactions, being the first agent to contact buyers inquiring about new Biscayne Park listings creates a significant competitive advantage. According to response time data, agents who respond within 5 minutes of inquiry capture leads at rates 10 times higher than 30-minute response times.
Develop a comparative analysis framework showing Biscayne Park's value proposition. According to Zillow comparative data, demonstrate to both buyers and sellers how Biscayne Park's pricing compares to adjacent Miami Shores (16% premium), the Upper East Side (comparable), and Morningside (30-40% premium). According to positioning data, this comparative framework helps sellers price confidently and helps buyers recognize value.
Collaborate with local businesses and the village government on community initiatives. According to small-community farming data, genuine involvement in village life — attending council meetings, supporting local events, volunteering for tree planting initiatives — builds the authentic recognition that drives farming success in tight-knit communities. According to NAR trust survey data, community involvement is ranked as the top trust-building activity for real estate agents.
Platform Comparison: Small-Market Housing Analytics
Farming a village of 620 homes requires analytics tools calibrated for small-market dynamics. According to real estate technology research, the following comparison evaluates platform fit.
| Feature | US Tech Automations | kvCORE | BoomTown | Ylopo | Follow Up Boss |
|---|---|---|---|---|---|
| Village-Level Market Reports | Custom boundaries | Zip-code only | Metro-level | Not available | None |
| Property-Level Equity Tracking | Individual estimates | Not available | Not available | Not available | Not available |
| Ownership Duration Analysis | Built-in filters | Manual | Not available | Not available | Not available |
| Renovation Permit Integration | Linked data | Not available | Not available | Not available | Not available |
| Small-Farm Saturation Tools | Designed for 500-1000 homes | Metro-scale | Metro-scale | Metro-scale | Contact-based |
| Automated CMA Delivery | Scheduled, personalized | Manual | Not available | Not available | Not available |
| Monthly Cost (Solo Agent) | $149-$249 | $499+ | $1,000+ | $295-$495 | $69-$399 |
| Transaction-Level Market Share | Percentage tracking | Not available | Not available | Not available | Not available |
According to technology assessment data, US Tech Automations provides the most granular analytics for micro-market farming, with property-level tracking capabilities essential for effectively managing a 620-home territory. US Tech Automations also provides the most cost-effective solution for solo agents operating in small-village markets where budget efficiency directly impacts farming sustainability.
Insurance and Tax Impact on Housing Costs
According to Florida Department of Financial Services and Miami-Dade County Property Appraiser data, insurance and tax costs significantly impact the true cost of homeownership in Biscayne Park.
| Cost Component | Typical Annual Amount | Monthly Impact | Key Variables |
|---|---|---|---|
| Property Tax (after Homestead) | $10,200-$12,500 | $850-$1,042 | Assessed value, millage rate |
| Homeowner's Insurance (Wind + Hazard) | $3,800-$6,800 | $317-$567 | Age, roof, construction |
| Flood Insurance | $600-$3,200 | $50-$267 | Zone X vs AE, elevation |
| Total Non-Mortgage Housing Cost | $14,600-$22,500 | $1,217-$1,875 | Varies by property |
According to Florida Department of Revenue data, Biscayne Park's effective property tax rate of approximately 1.9% after homestead exemption is consistent with surrounding Miami-Dade municipalities. According to tax planning data, the homestead exemption removes the first $50,000 of assessed value from taxation, with the Save Our Homes provision capping annual assessment increases at 3% for qualified homeowners, according to Florida statute.
According to FEMA data, Biscayne Park's relatively favorable flood zone distribution (70% Zone X) provides a meaningful cost advantage over more flood-prone coastal communities. According to National Flood Insurance Program data, Zone X properties face annual flood premiums of $600-$1,200, significantly below the $2,000-$5,500 range common in AE zones.
According to Citizens Insurance data and Florida Department of Financial Services records, approximately 15% of Biscayne Park residential properties carry Citizens policies as primary wind coverage. According to insurance industry data, legislative reforms aimed at reducing Citizens' policy count may drive some properties to private market carriers with different premium structures. According to agent advisory data, helping buyers navigate this evolving insurance landscape provides significant differentiated value.
Frequently Asked Questions
What is the median home price in Biscayne Park FL?
According to Miami Association of REALTORS and Southeast Florida MLS data, the median sale price in Biscayne Park stands at approximately $620,000 as of early 2026. According to CoreLogic home price index data, this represents a 9.6% year-over-year increase, reflecting continued strong demand for the village's single-family homes and tree-canopied streets.
How many homes sell per year in Biscayne Park?
According to Southeast Florida MLS closed transaction records, Biscayne Park averages approximately 45-55 residential sales annually from a total inventory of roughly 620 homes. According to turnover analysis, this represents an annual turnover rate of approximately 7.5%, which according to farming industry benchmarks exceeds the 5% threshold considered optimal for productive geographic farming.
Is Biscayne Park a good area for real estate farming?
According to farming opportunity analysis based on Southeast Florida MLS data, Biscayne Park offers excellent micro-market farming potential due to its compact geography (0.6 square miles), nearly homogeneous single-family inventory, premium commission levels ($18,600 average per side), and low agent competition. According to NAR productivity data, the primary consideration is the limited total transaction count, requiring agents to capture a higher market share percentage for meaningful income.
What types of homes are in Biscayne Park?
According to Miami-Dade County Property Appraiser records, over 95% of Biscayne Park's residential inventory consists of single-family detached homes, making it one of the most homogeneous housing markets in Miami-Dade County. According to property data, homes are typically 2-4 bedrooms on 7,500-12,000 square foot lots, built primarily between 1935 and 1965, with approximately 40% having undergone significant renovation.
How does Biscayne Park compare to Miami Shores?
According to Zillow and Southeast Florida MLS comparative data, Biscayne Park's median price of $620,000 sits approximately 11% below Miami Shores' $695,000 median, while offering comparable lot sizes and similar single-family residential character. According to appreciation data, Biscayne Park's 9.6% annual growth rate slightly exceeds Miami Shores' 8.8%, suggesting the pricing gap may continue to narrow over time.
What schools serve Biscayne Park residents?
According to Miami-Dade County Public Schools data, Biscayne Park students attend schools within the North Miami educational cluster. According to school assignment data, specific school assignments may vary by address, and parents should verify current assignments through the M-DCPS website. According to real estate research, school quality is a significant factor in family buyer decisions and supports property values in communities with highly rated schools.
Are there flood risks in Biscayne Park?
According to FEMA flood zone mapping data, approximately 70% of Biscayne Park falls within Zone X (moderate to minimal risk), with the remaining 30% in Zone AE requiring mandatory flood insurance for federally-backed mortgages. According to elevation data and National Flood Insurance Program analysis, Biscayne Park's inland location and relatively higher elevation provide better flood risk profiles than many coastal Miami-Dade communities.
How quickly are homes selling in Biscayne Park?
According to Southeast Florida MLS market data, the median days on market in Biscayne Park is approximately 35 days, with well-priced homes in the $500,000-$650,000 range often going under contract within 21-28 days. According to Redfin competitive data, the village receives an average of 2.8 offers per listing in the primary price range, indicating healthy but not extreme buyer competition.
What is the property tax rate in Biscayne Park?
According to Miami-Dade County Property Appraiser and Florida Department of Revenue data, the effective property tax rate in Biscayne Park averages approximately 1.9% of assessed value after homestead exemption. According to tax data, the median-priced home generates annual property taxes of approximately $10,200-$12,500, consistent with surrounding northeastern Miami-Dade municipalities.
Conclusion: Build Your Farming Business in Biscayne Park's Premium Micro-Market
Biscayne Park's housing statistics tell the story of a premium micro-market with strong fundamentals, consistent appreciation, and favorable farming economics, according to the comprehensive analysis presented throughout this guide. The village's nearly exclusive single-family inventory eliminates the complexity of condo farming while delivering premium per-transaction commissions, and its compact 620-home footprint allows committed agents to achieve saturation-level market presence on modest budgets, according to Southeast Florida MLS data and farming cost analysis.
US Tech Automations delivers the micro-market analytics and farming automation tools that Biscayne Park agents need to track housing data at the property level, generate personalized equity reports, and maintain consistent homeowner engagement through automated campaigns. The US Tech Automations platform's village-level market reporting capabilities are purpose-built for the kind of small-territory farming that Biscayne Park's 620-home market demands. Visit https://ustechautomations.com to discover how farming automation can help you build a dominant market position in Biscayne Park's appreciating single-family market.
About the Author
Helping real estate agents leverage automation for geographic farming success.
