101 Key Biscayne

What is actually inside the building

The Miami-Dade County Property Appraiser holds twelve folios at 101 Sunrise Drive, of which eleven are residences. The declaration’s common-element shares close, so this is the whole condominium.

Eleven homes. And every one of them is a three-bedroom. There is no studio, no one-bedroom, no penthouse tier — the county record shows a single product repeated eleven times.

They are also nearly the same size. Heated area runs 2,201 to 2,693 square feet, with a median of 2,213, and the most common plates are 2,213 square feet (four homes), 2,201 (three) and 2,225 (two). The gap between the smallest and largest home in the entire building is under 500 square feet.

The 2026 assessed values reflect that uniformity: $1,169,208 to $2,197,934, with a median of $1,935,615. The highest assessment is less than twice the lowest.

Four sales since 2022, and three empty years

Qualified, arm’s-length sales from the county record, retrieved 21 August 2026.

Two qualified sales in four years, both in the same year, and nothing at all in the other three. I am showing the zeros because they are the most important thing on this page.

Going back to 2022 adds two more sales, and because the homes are so alike the four are genuinely comparable:

• $2,200,000, 15 June 2022 — 2,387 square feet, $922 per square foot
• $2,250,000, 12 October 2022 — 2,225 square feet, $1,011 per square foot
• $2,850,000, 20 May 2024 — 2,225 square feet, $1,281 per square foot
• $2,730,000, 14 August 2024 — 2,201 square feet, $1,240 per square foot

The 2024 pair came in roughly 30% above the 2022 pair per square foot on near-identical homes. That is the most recent signal the record offers, and I want to be careful about how far it stretches: it is two sales against two sales, and the most recent of them is now two years old. The direction is more credible here than it would be in a large building, because the homes really are alike — but four sales cannot tell you what the eleventh home is worth today. The longer record, 25 qualified sales since the 2015 first sales, is less one-directional: of the 14 resales on it, five closed below the earlier price, all between November 2020 and July 2021.

The highest price recorded is $2,850,000, in May 2024.

What eleven homes means for a buyer

Almost every practical consequence of this building follows from its size, and none of it appears in a listing.

The association is eleven owners. A special assessment, an insurance renewal, a seawall repair or a reserve shortfall divides eleven ways rather than two hundred. The per-home exposure to any single cost is very large, and one owner falling behind is nine percent of the budget. Ask for the reserve study and the last three years of budgets before anything else.

It also means there is effectively no market. Two sales in four years is not thin data, it is the absence of data. If two owners decide to sell in the same year they are competing directly with each other for what may be a single buyer, and neither has a recent comparable to price against.

The compensation is that the homes are interchangeable enough that an older sale stays relevant longer than it would elsewhere. In a building spanning 700 to 9,000 square feet, a two-year-old sale of one home tells you very little about another. Here, a 2024 sale of a 2,225 square foot three-bedroom is genuinely informative about a 2,213 square foot three-bedroom. That is the one advantage of a building with a single product.

Who this building suits

It suits a buyer who wants a large three-bedroom on Key Biscayne with few neighbors and is buying it to keep. Eleven homes on the water is a small, private scale, and the uniformity means you are not paying a premium for a better line — there barely are better and worse lines here.

It suits anyone who might need to sell inside a few years badly, and I would say that directly to a client. Three of the last four years produced no sale at all. That is not a market you can plan an exit around, and a buyer’s agent will know it.

Weigh the association carefully. Eleven owners sharing a waterfront building’s insurance and structural obligations is a concentrated risk, and Florida’s reserve requirements have made that a live question for coastal condominiums. This is not a reason to avoid the building; it is a reason to read the documents properly rather than skim them.

If you are selling here, your comparables are the 2024 pair and there is nothing more recent. Price against them, expect a buyer to argue that two-year-old sales have gone stale, and plan for a long marketing period rather than a competitive one. Ask me before you set a number — on a building with four transactions on record, the pricing decision is essentially the whole outcome.

Interested in selling at 101 Key Biscayne?

Learn more about selling your condo at 101 Key Biscayne with Josh Stein.

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