# Key Biscayne — where Miami's *smartest capital* still goes. > Source: https://bluebaybrokers.com/key-biscayne-investment > Publisher: BlueBay Brokers LLC, 1541 Brickell Ave #1201, Miami FL 33129 (Florida broker BK3411036) > Plain-text copy of the page above for AI assistants and readers. Quote with attribution to BlueBay Brokers; each figure carries its own source and read date. Nothing here certifies that a short-term rental is legal at any address. [BlueBay**Brokers**](https://bluebaybrokers.com/) Steve Gabison · Lic. BK3411036 · [786-622-6285](tel:+17866226285) · [steve@bluebaybrokers.com](mailto:steve@bluebaybrokers.com) Curated Investment Sheet · Miami A 7-mile barrier island, a top-rated K-8 district, no short-term rentals allowed, and a hard cap on supply. The result: 12 % CAGR appreciation since 2014. Here are six active opportunities I'd buy myself, $480K–$750K — plus the thesis you can defend to any partner. See the 6 opportunities ↓ [Schedule a call](mailto:steve@bluebaybrokers.com?subject=Key%20Biscayne%20briefing) Why Key Biscayne ## Four *defensible* reasons capital migrates here. The thesis I run when an investor asks "Why not Brickell? Why not South Beach?" — and why most institutional capital missed the window. 01 ### True scarcity, hard cap on supply. Key Biscayne is a 7-mile barrier island connected by one causeway. The land is municipally zoned for low-density development, and the **last large-scale parcel was built in the 1990s**. There is no more inventory pipeline — only existing units trading hands. This is the only Miami sub-market where a "supply shock" is structurally impossible. 02 ### Family-grade schools = compound demand. **Key Biscayne K-8** ranks in Florida's top 5 % public schools, and **MAST Academy** (high-school feeder, on the causeway) is a magnet for relocation. This anchors a permanent renter/owner base that doesn't churn with the market — a moat against the Brickell-style boom/bust cycle. 03 ### Zero STR — pure long-term appreciation. The Village of Key Biscayne enforces a **6-month minimum rental policy**, and most condo associations require 12-month leases. You don't fight Airbnb compliance, you don't track the 13 % Florida transient tax, and your asset's value isn't tied to weekly RevPAR. It's a pure **long-hold appreciation** play, not a yield play. 04 ### Walkable village + waterfront for <$1M. Almost nowhere else in Miami can you still buy a beach-walkable 1BR condo under $500K. Crandon Boulevard's village core has the cafés, the IGA, the bike rental, the cigar bar. **$480K gets you in at Cay Polynesia; $750K gets you a 3BR a block from the ocean.** That price ladder doesn't exist on Brickell or in South Beach. Market Snapshot ## The *numbers* behind the thesis. Live SEFMLS data — pulled the day this sheet was prepared. 50+ Active residential listings ≥ $400K, May 2026 $480K Entry point 1BR condo, Cay Polynesia ~$700 Median $/SF condos, 1–2 BR 12% CAGR Appreciation '14–'24 10-year compounded Featured Opportunities ## Six *curated* listings, full breakdowns on request. I've underwritten each one — appreciation comps, HOA review, rental rules, school catchment. Click to request the full memorandum. Entry · 1 BR Cay Polynesia Condo 255 Sunrise Dr #103 1 BR1 BA608 SF $480,000 $789 / SF Request memo → Entry · 1 BR Galen Drive Condo Apts 240 Galen Dr #314 1 BR1 BA725 SF $495,000 $683 / SF Request memo → Mid · 2 BR Key Islander Condo 290 Sunrise Dr #F 2 BR1 BA886 SF $620,000 $700 / SF Request memo → Mid · 2 BR Crandon Tower Condo 555 Crandon Blvd #43 2 BR2 BA1,040 SF $699,000 $672 / SF Request memo → Family · 3 BR Galen Drive Condo 240 Galen Drive #109 3 BR2 BA1,100 SF $740,000 $673 / SF Request memo → Family · 3 BR Galen Breakers Condo 550 Ocean Drive #3H 3 BR2 BAOcean Drive $750,000 Steps to beach Request memo → ## Ready to go *deeper* ? I'll send you the full underwriting on any of these — appreciation comps, HOA breakdown, rental policy details, school catchment, and the right offer strategy. 30-minute call gets you the briefing. [Email steve@](mailto:steve@bluebaybrokers.com?subject=Key%20Biscayne%20-%20Full%20briefing) [WhatsApp 786-622-6285](https://wa.me/17866226285?text=Hi%20Steve%2C%20I'd%20like%20your%20Key%20Biscayne%20briefing.)