Behind its guard gate at the end of 77th Street, Biscayne Point is Miami Beach 33141‘s best-kept waterfront secret — two islands of winding streets where wide-bay sunsets, new architectural houses and original 1940s Florida homes sit side by side.
This is where my own record was set. I have closed some of the island’s landmark sales, including 1645 Cleveland Road at $13,065,000 and 1540 Cleveland Road, and I walk these streets weekly. Whether you are looking for a finished trophy home on open water or a lot to build the house you have imagined, Biscayne Point rewards buyers who know it street by street: protected water for your boat, quick cuts to the Intracoastal, and a neighborhood feel no condominium tower can match.
Biscayne Point sits at the top of the 33141 corridor alongside Stillwater Drive and Normandy Shores, and just across the water from North Bay Village. Buyers who like one street almost always want to see the others, and pricing moves together across all three.
Much of Biscayne Point’s value today is in its land. Original homes on sixty-foot-plus waterfront lots regularly trade as teardowns, and the island’s newest generation of houses — glass, concrete and twenty-foot ceilings over the bay — has reset the ceiling for pricing. If you are weighing a renovation against a rebuild, I can walk you through what recent lot sales, seawall condition and construction timelines really mean for your budget before you commit.
Seawall age and condition are among the biggest hidden costs in Miami Beach waterfront. A failing seawall can run well into six figures to replace, so I flag seawall condition, dock permits and boat-lift rights on every property I show. On protected side channels you will keep a larger vessel comfortably; on open bay, wave action matters.
On Biscayne Point it depends on which side of the island you are on. Bayfront homes have no fixed bridges between the dock and Biscayne Bay — a sailboat or tall sportfisher runs straight out. Homes on the interior canals pass under a fixed bridge with limited clearance, which suits center consoles and smaller cruisers. That distinction is one of the biggest drivers of price on the island, and it is the first thing I confirm on any lot I show. Tell me your boat and I will tell you which side you belong on.
Most Miami waterfront sits in FEMA zone AE — normal here, and lenders simply require flood coverage. What actually moves your premium is elevation and age: new construction built to current code often insures for far less than an older house at grade.
On high-value lots, land is often most of the price — which is why so many buyers build new. The answer depends on lot width, seawall, zoning envelope and how long you intend to hold. I have guided both paths and can introduce you to the architects and builders working on these islands right now.
Some of the best homes here never reach the MLS. If you are serious about this island, ask me what is quietly available.
Je parle français — j’accompagne de nombreux acheteurs internationaux à Miami.
Seasonal resident? Ask about Private Home Watch & Concierge Care for your home while you are away.
See my Biscayne Point sales · Stillwater Drive · North Bay Village · Belle Meade