Keystone Point Real Estate Market Report – September 2026

Keystone Point Home Prices, Price Per Square Foot, Inventory Keystone Point Home Prices, Price Per Square Foot, Inventory and 12-Month Trends

Data through September 2026 | Rolling 12-Month Residential Analysis

Keystone Point Market Summary – September 2026

Pricing

Closed sale price per square foot: $1,224
Average closed home price: $3,900,000
Active listing price per square foot: $1,453
Average active listing price: $4,900,000
Average negotiation: 8 percent below asking

Market Activity

Closed sales past 12 months: 25
Active listings: 9
Total households: 814
Annual turnover rate: approximately 3 percent
Total sales volume: $97.7 million
Estimated months of inventory: 4.3 months

What Is Happening in the Keystone Point Real Estate Market?

The number I watch first is closed sale price per square foot, currently $1,224.

Current listings are asking an average of $1,453 per square foot, an 18.7 percent premium over what buyers have recently paid. Average closed price is $3.9M compared to $4.9M for homes currently for sale.

In a small waterfront neighborhood like Keystone Point, averages can shift depending on the specific properties available. Waterfront exposure, lot, condition and size all matter. But the spread between closed and active pricing tells us buyers are still distinguishing between asking price and market value.

What Has Changed Since April?

Closed values have improved.

The rolling 12-month closed price per square foot increased from $1,161 in April to $1,224 in September, while average closed price increased from $3.5M to $3.9M.

Inventory also tightened considerably, dropping from 17 active listings to just 9.

The interesting contradiction is market time. In April, active listings had been on the market for an average of 144 days. Today’s active listings have already accumulated an average of 330 days without selling, compared to 183 days for homes that successfully sold during the past 12 months.

Fewer homes are available and closed values are higher, but buyers are still willing to wait when a property doesn’t meet their expectations.

Is Keystone Point a Buyer’s or Seller’s Market?

Approximately 4.3 months of inventory points to a relatively balanced market.

For sellers, having only nine competing properties is an advantage. For buyers, the 8 percent average negotiation on closed sales shows there is still room to negotiate.

Neither side has complete control.

How Active Is the Keystone Point Housing Market?

Keystone Point remains a high-value, low-turnover waterfront market.

Only 25 homes sold over the past 12 months among approximately 814 households, representing roughly 3 percent of the neighborhood. Those transactions generated $97.7 million in sales volume.

Because so few properties trade, individual sales can have an outsized effect on neighborhood averages. That makes understanding the specific property just as important as understanding the overall market.

Keystone Point Real Estate FAQ – September 2026

Are Keystone Point home values increasing?

The rolling 12-month numbers have improved since April, with both average closed price and closed price per square foot moving higher.

Does low inventory mean sellers can ask whatever they want?

No. Limited inventory reduces competition between sellers, but buyers still compare a property’s price, condition and waterfront characteristics with recent sales before deciding what they are willing to pay.

Is $1,224 per square foot what every Keystone Point home is worth?

No. It is the current rolling 12-month average for closed sales and a useful market benchmark, not a valuation for an individual property. Waterfront exposure, lot, condition, size and other characteristics can materially affect value.

What should buyers and sellers pay attention to in Keystone Point?

Look beyond the average price. In a small waterfront neighborhood, the characteristics of each property can create significant differences in value. Recent comparable sales are more useful when the properties are actually comparable.

Waterfront Markets Are Not Forgiving

Keystone Point is a small, high-value waterfront market where the wrong pricing decision can cost you time or money. I’ve worked Miami’s waterfront neighborhoods for over two decades and now lead a 200-agent team navigating these markets with data and discipline.

If you’re buying or selling in Keystone Point, understand what buyers are actually paying before you make your move.

About This Keystone Point Real Estate Report

This Keystone Point Real Estate Market Report is compiled and interpreted by Ines Hegedus-Garcia, Managing Partner of Avanti Way East Miami and founder of Miamism.

Data is sourced from MLS activity and reflects rolling 12-month residential performance through September 2026. Reports are published consistently to create a structured, data-driven archive of Miami neighborhood real estate trends.