Gated island community 6 minutes from Brickell. Waterfront luxury, top-tier schools, ~30-day minimum lease. Best fit for second-home and family-trust buyers who prioritize lifestyle and long-term appreciation over short-term cash flow.
Investment thesis
Three reasons single-family STR investments outperform condos on every cash-flow metric.
Condos charge $700-$2,400/mo HOA and impose rules that change without notice. Houses have $0 HOA, you set the rules, and special assessments only happen if YOU decide to renovate.
A house rents whole, not by the room, and carries no association rulebook to work around. What any particular house earns turns on its size, its water frontage and its finish — ask and we will model the one you are actually looking at.
No association can change the terms on a house, but the city can: short-stay rental is set by municipal ordinance, then by zoning district, then by the parcel itself. We read it by folio before recommending anything, and the answer is written down, dated and sourced.
Cost & rules
Costs structure is fundamentally different from condos — no HOA, but higher property tax and insurance. Net result: more cash flow.
Live MLS · refreshed nightly
The 10 most recently listed Active single-family homes on Key Biscayne. Click "Run Analysis" to model the deal in our simulator.
What the market pays
What Key Biscayne houses ask and what they actually trade for, from the MLS. Ask, and we will model the specific property you are considering.
Source: Miami Realtors MLS via Bridge, single-family sales in Key Biscayne, read on 14 September 2026 (40 closings over twelve months, medians, leases excluded). What an individual house returns is its owner’s own figure and is not published here.
ROI projections
House investments have higher purchase prices but lower fixed costs (no HOA). Cap rates often beat condos because revenue scales with space/amenities, not floor count.
| Unit type | Price | STR rev | HOA/yr | NOI | Cap rate |
|---|---|---|---|---|---|
| NBV 3BR (median) | $1.1M | $130k | $0 | $78k | 7.1% |
| NBV 4BR (modelled) | $1.38M | $180k | $0 | $109k | 7.9% |
| NBV 5BR waterfront | $2.5M | $250k | $0 | $155k | 6.2% |
Buy + run · one team
Key Biscayne enforces a ~30-day minimum lease, so we don't run STR here — but BlueBay's sister entity Property Management Brickell LLC handles end-to-end mid-term and seasonal rentals. You close on the home, hand over the keys, we run it.
Multi-channel listings (Airbnb 30+, Furnished Finder, corporate housing platforms) with dynamic pricing tuned to school-year, sports, and Art Basel demand cycles.
Guest screening, contracts, check-in coordination, cleaning between stays, maintenance triage. Single point of contact for every issue.
Monthly P&L statement, occupancy & ADR vs. comp set, tax-ready ledgers (Florida sales/tourist tax filed on your behalf where applicable).
Management fee is % of revenue, not a fixed retainer. We earn more when your home performs better — same numbers Steve hits on the units in his own portfolio.
Property Management Brickell LLC · Florida licensed · Working alongside BlueBay Brokers since [year]. Pricing and scope discussed during your strategy call.
Lead magnet · 24h delivery
Tell us what you're looking for. Steve walks you through current Key Biscayne inventory, off-market opportunities, and a 5-year hold projection — within 24 hours, no obligation.
What you get: Personalized shortlist · MLS + off-market · Comp sales · Seller financing options where available.
15-minute strategy call with Steve to walk through current inventory, financing structure, and target ROI.