Real Estate Investing in Key Biscayne, Florida (33149)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 33149 (Key Biscayne, FL)? Our answer, based on the numbers below.
Proceed carefully. Weak appreciation or affordability makes this a harder case for most buyers.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- High vacancy: 37.0% of homes vacant — above national norms.
What’s happening in Key Biscayne, FL (33149)?
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Market Analysis: 33149 Key Biscayne
This part of Miami-Dade County is not an easy win. The 33149 ZIP shows softness in key indicators, and the playbook that works in cleaner markets often stalls here.
Distressed does not mean uninvestable. It means the margin for error is thinner. ZIP 33149 rewards the prepared, punishes the overconfident, and leaves the math unchanged either way.
Put differently, 33149 offers a low basis, the region around Key Biscayne has moved on in ways that the ZIP itself has not fully absorbed. The result is a discount with genuine reasons.
Resident income in 33149 sits below the county median. That reality colors rent collection, vacancy, and reinvestment math in ways that outside investors often underestimate.
Distressed ZIPs reward experience. substantial returns are possible in 33149, but they flow to investors who already understand how to operate in soft markets.
Here's what matters if you're considering buying a home in Key Biscayne:
Property Strategy for 33149
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $556,290 | $2,820 | 3.6% | +5.8% | $556,290 |
| 2BR | $1,146,361 | $3,450 | 2.2% | +8.3% | $573,180 |
| 3BR | $2,546,631 | $4,420 | 1.2% | +9.5% | $848,877 |
| 4BR | $3,447,692 | $5,110 | 1.1% | +11.7% | $861,923 |
| 5BR | $5,153,832 | — | — | +11.0% | $1,030,766 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 33149 Compare?
| Metric | 33149 | Key Biscayne | Miami-Fort Lauderdale-Pompano Beach, FL | Florida |
|---|---|---|---|---|
| Home Value | $1,692,135 | $1,692,135 | N/A | $374,697 |
| 5-Year CAGR | 7.1% | 7.1% | N/A | 7.4% |
| Avg Rent | $7,910 | $7,910 | N/A | - |
| Cap Rate | 3.7% | 3.7% | - | - |
Similar ZIPs Within 25 Miles
Compare other nearby markets to see if a neighbor offers a better fit.
Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 33149 (Key Biscayne, FL). Anonymous, moderated, never written by AI.
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Property managers serving Miami-Dade County
Manage rentals here? List your business →Cadisa Inc. specializes in delivering reliable, hands-on property management solutions for condominium associations, commercial buildings, and multifamily communities across South Florida, with a focu summary from their website
Florida Property Management Strategies is a boutique community association management firm serving select communities in Miami, built on responsiveness and supported by systems for smooth community op summary from their website
Maxima Property Management Inc. offers property management, real estate brokerage, second home management, and vacation rental management services in South Florida, including Pompano Beach, Fort Laude summary from their website
Listings are shown for convenience — Repit doesn’t endorse or vet these companies. Ratings shown come only from email-verified visitors.
📊 Market Snapshot
| Home Value | $1,692,135 |
| Monthly Rent | $7,910 |
| Price-to-Rent | 17.8:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.6% |
| Cap Rate | 3.7% |
| 5-Year IRR | 10.7% |
📈 Home Appreciation
| 1-Year | +5.4% ▲ |
| 3-Year CAGR | +0.8% ▲ |
| 5-Year CAGR | +7.1% ▲ |
| 10-Year CAGR | +2.6% ▲ |
🏠 Rent Trends
| 1-Year | +14.2% ▲ |
| 3-Year CAGR | +6.8% ▲ |
| 5-Year CAGR | +7.9% ▲ |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (3.7%). Financing reduces your cash-on-cash return below the cap rate. Markets like this may still make sense as IRR plays — factoring in appreciation, depreciation, and a future refinance when rates drop.
Run an IRR Analysis →⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 33149
Population: 14,628
Crime & Safety
Crime & Safety Data Coming Soon
We're integrating comprehensive crime statistics including violent crime rates, property crime, and safety scores to help you make informed investment decisions.
Expected: Q1 2025
🎓 Schools in 33149
Schools in This ZIP Code
About Repit School Scores
Traditional school ratings rely heavily on standardized test scores, which often reflect family income more than school quality. Repit takes a different approach.
We evaluate schools based on factors that research shows actually impact educational outcomes:
- Class Size — Smaller classes mean more individual attention
- School Funding — Resources available for programs, staff, and facilities
- Community Factors — Neighborhood characteristics that influence student success
- School Environment — Size, type, and structure
Scores are updated annually using federal education data.
🎓 Nearby Colleges & Universities
Investor Insight: With 3,013 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
How high is vacancy risk in Key Biscayne, FL?
Rental vacancy in Key Biscayne, FL is elevated. Investors should budget normal turnover but not chronic empty units.
What kind of tenants rent in Key Biscayne, FL?
Key Biscayne, FL draws a stable base of working renters. Demand at the $7,910/mo rent level is reasonable for standard single-family and small multi rentals.
How much do tenants pay in Key Biscayne, FL?
Key Biscayne, FL rentals go for roughly $7,910/mo a month. That puts gross yield in solid territory relative to $1.7M acquisition costs.
Does house hacking make sense in Key Biscayne, FL?
Key Biscayne, FL is a a tougher market for house hackers. FHA or conventional owner-occupant buyers find the $1.7M price point reasonable to enter.
How strong is Key Biscayne, FL for real estate investors?
With a 3.0/5 investability score, Key Biscayne, FL ranks as a solid market for rental property investors. Median prices of $1.7M and rents of $7,910/mo drive the underlying numbers.
You know 33149 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 33149 compares to every other market. Investor ($19/mo) screens every U.S. ZIP by cap rate, the 1% rule, vacancy and landlord climate, and exports your shortlist.
How 33149 ranks in Miami-Fort Lauderdale-Pompano Beach, FL
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