Biscayne Beach

What’s Actually Inside Biscayne Beach

Biscayne Beach is one Miami-Dade County condominium declaration — BISCAYNE BEACH CONDO — at 2900 NE 7 Avenue in Edgewater. The county’s roll carries 392 folios; 391 are residential homes, and one is a non-residential reference folio, which I’ve excluded from every number that follows.

Homes run from 790 to 7,579 square feet, a wide range, with a median of 1,137. The bed mix is led by 2-bedroom layouts: 157 of the 391 homes, 40.2%, with 119 (30.4%) 1-bedroom, 95 (24.3%) 3-bedroom, 14 (3.6%) studios, 5 (1.3%) 5-bedroom, and one 6-bedroom home. On the 2026 tax roll, assessed values across the 391 homes run from $291,001 to $5,749,900, median $753,985.

The county’s property record does not carry a year built, story count, architect or amenity list, so the analysis below rests on the county’s sales and tax roll alone. What I can say is that the building’s size range, from a 790 sq ft home to a 7,579 sq ft home in the same declaration, is unusually wide, and that spread matters directly to the price story below.

Why Did the Median Price Jump 29% While $/Sq Ft Barely Moved?

79 qualified sales closed across the building over those four years, against 391 homes — a turnover of one home in 20 each year. 2026 is an incomplete year: the 11 sales above run only through late August.

This is the divergence I mentioned above, and it’s the whole reason I lead with $/sq ft rather than price at every building I write up. Median sale price climbed from $955,000 in 2023 to $1,232,000 in 2026 to date — up 29.0%. Median $/sq ft over the same span moved from $852 to $849 — down 0.4%, essentially flat. Read only the price line and you’d conclude the building appreciated by nearly a third in four years. Read the $/sq ft line, the number that actually controls for what home sold, and the honest picture is a market going sideways. The explanation sits in the size range noted above: the building’s largest recorded sales — $6,075,000 for a 4,266 sq ft home in 2022, $4,411,500 for a 3,633 sq ft home in March 2026 — are large-floorplate trades, and when more of those close in a given year, the median price rises even while the per-foot rate stays put. With 11 to 25 sales in any single year, and 79 across the four-year window, I’m confident this direction is real and not a sampling accident; I would not, however, describe the building as having appreciated 29% — that number describes the mix of homes that sold, not the value of any one of them.

The Real Record Sale Is Twice What It Looks Like

The single highest sale a standard county sales pull will show you at Biscayne Beach is $6,075,000, closed 5/27/2022, for a 4,266 sq ft home — $1,424/sf. That is not, in fact, the building’s record.

On 4/7/2021, two adjoining folios — unit 5101, 6,880 sq ft, and unit 5102, 7,579 sq ft — sold together for $12,500,000. Because that sale spans two separate county folios, a standard qualified-sales tool never sees it as a single transaction and reports the smaller $6,075,000 figure as the building’s top sale instead. The county’s own record flags both folios’ sale as “Qual on DOS, multi-parcel sale” — its language for a single deed conveying more than one parcel — which is positive evidence this was one real transaction, not two coincidentally identical prices. Priced across the combined 14,459 square feet, that works out to $865/sf, a figure I’m comfortable using because it falls inside a plausible range for this building’s largest homes rather than reading as an error.

I’m flagging both the number and the mechanism, because a page built only from the standard sales list would understate this building’s actual record by $6,425,000 — more than the visible record sale itself.

Who Biscayne Beach Fits Best

The building’s size range — 790 to 7,579 square feet in one declaration — means it genuinely serves two different buyers under one roof. A studio-to-2-bedroom buyer (roughly 74% of the homes here by bed count) is buying into a liquid, mid-market Edgewater condo with real turnover, one home in 20 a year. A buyer chasing one of the handful of true large-format combined homes, like the 14,459 sq ft, $12,500,000 sale above, is in an entirely different, much thinner market inside the same building.

What I would not do here is quote a single median price to either buyer without immediately pairing it with the $/sq ft figure — the 29% price move above makes clear how badly the median alone can mislead in a building with this much size variance.

To a seller: your comparable set depends heavily on your own unit’s size, more than at a building with a tighter floorplate range. I’d anchor to the $600–$1,214 per-square-foot band from 2023–26, not to whatever the most recent headline sale price was, since that price is as likely to reflect unit size as it is market movement.

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Edgewater Condo & Loft Buildings

Edgewater runs along Biscayne Bay between the Venetian Causeway and the Julia Tuttle. Every building below is covered in this series, with its own county sales record:

• 1800 Biscayne Plaza
• 1800 Club
• Aria on the Bay
• Bay House
• Blue Condominium
• Cite on the Bay
• City 24
• Edgewater Lofts
• Elysee Miami
• Gallery Art Condominium
• Gran Paraiso
• Icon Bay
• Moon Bay
• New Wave
• One Paraiso
• Onyx on the Bay
• Opera Tower
• Paraiso Bay
• Paramount Bay
• Platinum Condo
• Quantum on the Bay
• The Crimson
• The Grand Condos Miami
• Uptown Lofts