Key Biscayne's apartments are concentrated in a handful of oceanfront and bayfront buildings: supply is finite, and the price gap between one line and another in the same building can be enormous.
Why a condo in Key Biscayne is different
The island has few buildings and no new towers are being built: the condo inventory is essentially fixed. That makes the line, the floor and the orientation — open-ocean view, bay view or the Brickell skyline — weigh heavily on price. Buying well on the island means choosing the right unit inside the right building, not just the building.
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View inventory →What you really need to check in the building
In an oceanfront condominium, the health of the association is the invisible asset. Under Florida's post-Surfside law (SB-4D), review the milestone inspections, the reserve study and any pending special assessments, along with insurance and the flood elevation. A low fee with underfunded reserves isn't a bargain — it's a deferred cost.
Financing: the non-resident buyer does qualify
You don't need residency or citizenship to buy an apartment in Key Biscayne. You can pay cash or use a foreign national loan — typically 30%–40% down at a slightly higher rate. Note: some lenders also assess the financial health of the building's association.
Structure: in your name or through an entity
Owning personally exposes a non-resident to the U.S. estate tax (only a US$60,000 exemption), which is why many foreign buyers purchase through a structure such as a Florida LLC. It depends on the amount, the use and your estate. Decide it with your accountant before you make an offer.
