Miami-Dade County

Key Biscayne

A barrier island village south of Miami Beach, reached by the Rickenbacker Causeway.

Key Biscayne is a small village on a barrier island south of Miami Beach, between the Atlantic Ocean and Biscayne Bay. Crandon Park lies to the north, Bill Baggs Cape Florida State Park to the south, and the Rickenbacker Causeway links the island to Miami.

The Village of Key Biscayne incorporated on June 18, 1991, the first new municipality in Miami-Dade County in more than fifty years. The causeway opened in 1947 and made large-scale residential development possible on land that had been mostly coconut plantation.

Housing is a mix of single-family homes and a larger share of condominium and other multi-family homes, according to the village. Before buying, it helps to know the rental rules, the flood and sea level picture, and how the condo associations work.

What the homes are like.

A general picture of what you’ll find here. For current availability and prices, just ask me.

Condominiums and multi-family buildings
Condominium and other multi-family buildings make up the larger share of the village’s homes, according to its history page. Buildings vary by age, orientation, amenities and association rules, so compare building by building and ask what each association’s budget, reserves and approval process look like.
Single-family homes
Single-family homes are the smaller share of the village’s housing. Lot size, elevation, flood zone and distance to the water vary, and waterfront homes add seawall and dock questions, so ask for the survey, elevation certificate and any permit history on the property.
How price tiers tend to work
Prices follow the building or lot more than the village name. Oceanfront and bayfront properties generally sit toward the top, while interior condominiums and older buildings offer more entry points. Compare recent sales in the specific building or on the specific street instead of across the island, and include association fees and insurance in the monthly cost.

What daily life looks like.

What there is to do around here, from beaches and parks to dining, culture and getting around.

Crandon Park
Crandon Park, run by Miami-Dade County at the north end of the island, has a long ocean beach, a full-service marina, an 18-hole golf course, a tennis center, a nature center and an amusement area with a restored 1949 carousel.
Bill Baggs Cape Florida State Park
Bill Baggs Cape Florida State Park covers roughly the southern third of the island and has Atlantic beachfront, trails and a visitor center. It is home to the Cape Florida Light, described as the oldest standing structure in Greater Miami, and visitors can swim, snorkel, kayak, bicycle and fish.
Village parks and getting around
Village Green, a village park, has open fields, a jogging course, a tot lot with a splash fountain and a community bandstand. The Rickenbacker Causeway connects Miami to the island, so ask how a building or street handles parking, guest access and storm preparation, and plan commutes with the causeway in mind.

Before you commit.

These are notes for buyers, renters and sellers. Rules and costs change, so I’d always confirm the current details for any specific property.

Short-term rentals and the 15-day minimum
WLRN reported on August 21, 2024 that the village had begun enforcing a 2011 ordinance that prohibits rentals of fewer than 15 days and requires owners to register as businesses and hold tax receipts. Warnings began on September 16, 2024, and violations with daily fines followed from October 14, 2024. Condominium documents can be stricter than the village, so verify the current rule with the village and the association before buying for rental use.
Flood zones, sea level rise and the village’s resilience work
Key Biscayne is a barrier island that, according to Wikipedia, is vulnerable to hurricanes, and Wikipedia reports that voters approved a $100 million bond in November 2020 to help protect the village. Miami-Dade County explains that AE and VE zones are Special Flood Hazard Areas where flood insurance is required for federally backed mortgages, and it offers an online lookup and a phone line. Ask for the FEMA flood zone, check elevation and insurance costs, and ask what drainage projects are planned near the property.
Condo associations, inspections and reserves
Most condominium purchases involve an association with its own declaration and rules, so ask for the declaration, budget, minutes and an estoppel certificate, and ask whether the board reviews buyers or tenants. Florida’s condominium safety laws, SB 4-D in 2022, SB 154 in 2023 and HB 913 in 2025, cover buildings of three stories or more, per the state condominium division. Ask for the latest milestone inspection summary and structural integrity reserve study as well. Section 718.503 lists those documents among the items resale buyers should receive, and contracts signed after December 31, 2024 carry related language. Have your attorney confirm what applies.
Single-family homes, new construction and due diligence
For houses, ask for the elevation certificate, seawall condition, roof and windows age, and the permit history. When buying new construction or a pre-construction unit from a developer, section 718.503 requires a notice that you may cancel within 15 days after signing and receiving the required documents, so have an attorney review the contract, deposit terms and delivery schedule. Get quotes for your own wind and flood coverage before you close.

Common questions.

Is Key Biscayne an island?

Yes. Key Biscayne is a barrier island south of Miami Beach, between the Atlantic Ocean and Biscayne Bay, with the Rickenbacker Causeway linking it to Miami. The Village of Key Biscayne incorporated on June 18, 1991.

Are Key Biscayne homes mostly condos or houses?

According to the village’s history page, condominium and other multi-family homes make up the larger share, and single-family homes are the smaller share. Confirm the property type and association structure for any address.

Can you rent a Key Biscayne condo for a weekend?

The village enforces a 2011 ordinance that prohibits rentals of fewer than 15 days and requires registration and a business tax receipt, according to WLRN. Your building may be stricter, so verify the village’s current rules and the association’s documents.

What parks and beaches are on Key Biscayne?

Crandon Park, run by Miami-Dade County, has a beach, marina, golf course, tennis center and nature center, and Bill Baggs Cape Florida State Park has Atlantic beachfront, trails and the Cape Florida Light. The village also has Village Green park.

Is Key Biscayne at risk of flooding?

As a barrier island, it is exposed to hurricanes, and voters approved a $100 million bond in November 2020 to help protect the village. Flood risk varies by address, so check the FEMA flood zone, elevation and insurance for the specific property.

What do Florida’s condo safety laws mean for Key Biscayne buyers?

The inspection and reserve study rules apply to condominium buildings of three stories or more. Ask for the latest milestone inspection summary and structural integrity reserve study, and have your attorney confirm what the association must provide.

Do Key Biscayne condo buyers need association approval?

It depends on each association’s declaration. Many buildings review buyers or tenants, so ask early about the process, timeline and any fees.

Keep exploring.

Guides to the neighboring areas, each with its own housing, daily life and notes for buyers.

All neighborhood guides

Let’s look at Key Biscayne together.

Tell me what you’re looking for and I’ll follow up personally. I’m Jessica Sonino, a Realtor® with The Bograd Team.

Sources

The information here is general and was researched on October 6, 2026, so please verify the details with the city, the association and your attorney.

Key Biscayne

What the homes are like.

Condominiums and multi-family buildings

Single-family homes

How price tiers tend to work

What daily life looks like.

Crandon Park

Bill Baggs Cape Florida State Park

Village parks and getting around