Building facts
- Address
- 101 Sunrise Drive
- Neighborhood
- Key Biscayne
- Residences
- 11
- Status
- Completed
- Pricing
- Starting at $1.22 Million
Verified 21 August 2026Miami-Dade County Property Appraiser1 source
101 Key Biscayne — photography to follow
Key Takeaways
- This is an eleven-home building — and the county record confirms it — the declaration closes on eleven residences and one non-residential folio.
- Every single home is a three-bedroom — all eleven, running 2,201 to 2,693 square feet with a median of 2,213.
- There have been two qualified sales in four years — both in 2024 — none in 2023, none in 2025 and none so far in 2026.
- Those two sales were 26% above the last pair before them — $1,281 and $1,240 per square foot in 2024, against $1,011 and $922 in 2022.
- The record is $2,850,000 — in May 2024, for a 2,225 square foot residence.
- The 2026 assessed values run $1,169,208 to $2,197,934 — with a median of $1,935,615 — a narrow band, because the homes are nearly identical.
101 Sunrise Drive, Key Biscayne, Florida 33149 | Neighborhood: 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. Most buildings on this site span a factor of five or more in assessed value; this one spans less than two.
Four transactions, and three empty years
Qualified, arm’s-length sales from the county record, retrieved 21 August 2026.
| Year | Qualified sales | Median price | Median $/sq ft |
|---|---|---|---|
| 2023 | 0 | — | — |
| 2024 | 2 | $2,790,000 | $1,261 |
| 2025 | 0 | — | — |
| 2026 to date | 0 | — | — |
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 further gives four transactions in total to work with, and because the homes are so alike they 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 26% above the 2022 pair on near-identical homes. That is the clearest 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 transactions cannot tell you what the eleventh home is worth today.
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 per cent 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 almost no neighbours and is buying it to keep. Eleven homes on the water is a scale of privacy that very little else offers, 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 every coastal condominium. 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.
101 Key Biscayne — Frequently Asked Questions
How many homes are there at 101 Key Biscayne?
Eleven residences, plus one non-residential folio. The county declaration closes on that count. Every one of the eleven is a three-bedroom, running 2,201 to 2,693 square feet with a median of 2,213 — under 500 square feet separates the smallest home from the largest.
How often do homes at 101 Key Biscayne sell?
Almost never. Two qualified sales in four years, both in 2024, with no sales at all in 2023, 2025 or so far in 2026. That is the single most important practical fact about buying or selling here.
Have prices at 101 Key Biscayne risen?
On the four transactions the county holds, yes — the two 2024 sales came in about 26% per square foot above the two 2022 sales, on near-identical homes ($1,281 and $1,240 against $1,011 and $922). But that is two sales against two, and the most recent is now two years old.
What is the most expensive sale at 101 Key Biscayne?
$2,850,000 on 20 May 2024, for a 2,225 square foot residence — $1,281 per square foot, and the highest figure per foot the building has recorded.
What should I check before buying here?
The reserve study and the last three years of association budgets, before anything else. With eleven owners, a special assessment or an insurance renewal divides eleven ways, so the per-home exposure to any single cost is unusually large and one owner falling behind is nine per cent of the budget.
Is 101 Key Biscayne a good investment?
It is a home rather than a position. Three of the last four years produced no sale at all, so there is no reliable exit timing and almost no comparable evidence. What you get in exchange is privacy at a scale very little else on Key Biscayne offers, and homes uniform enough that an older comparable stays useful longer than it would elsewhere.
Sources and further reading
Interested in selling at 101 Key Biscayne?
Learn more about selling your condo at 101 Key Biscayne with Josh Stein.
Thinking about 101 Key Biscayne?
I have sold South Florida property since 2002, more than $1 billion of it. Ask me for the recorded declaration, what has genuinely closed, or a straight answer on whether this building fits what you are after.
Josh Stein · Florida real estate sales associate, license SL3057661 · (305) 695-8257 · hello@joshsteinrealtor.comRelated coverage
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