Biscayne Point, Miami — A Cheat Sheet for Buyers, Visitors, & the Curious

LIVING IN BISCAYNE POINT

Where is Biscayne Point located? 

Biscayne Point is located in the northern section of Miami Beach, just west of Collins Avenue and north of the Normandy Isles corridor.

The neighborhood sits on a series of residential islands connected by bridges and surrounded by canals and open bay waters. 

It lies east of North Bay Village and is approximately 20 minutes from Downtown Miami by car.

Although technically in Miami Beach, Biscayne Point feels physically separated from South Beach's commercial core due to its gated island layout.

Is Biscayne Point part of Miami Beach? 

Yes. Biscayne Point is officially within the City of Miami Beach.

Municipal services, zoning enforcement, policing, flood regulations, and short-term rental restrictions all fall under Miami Beach jurisdiction. 

This distinction matters because Miami Beach maintains stricter vacation rental regulations than many other parts of Miami-Dade County.

Is Biscayne Point gated and guarded?  

Yes. Biscayne Point features a staffed guard gate that controls vehicle access into the neighborhood.

While the roads themselves remain public and city-owned, visitors should pass through a checkpoint before entering. 

While the gate primarily limits through-traffic rather than creating a private HOA-operated community, it is controlled access that significantly shapes the area's quiet residential atmosphere.

What is it like living in Biscayne Point? 

Living in Biscayne Point emphasizes privacy, water exposure, and low-density residential streets.

The community consists almost entirely of single-family homes, with most properties lining the canals or being adjacent to the open bay. 

There are no high-rise condominiums, retail plazas, or nightlife venues within the neighborhood boundaries, so residents typically drive a few minutes to reach dining and grocery options along Collins Avenue or nearby Normandy Isles.

Is Biscayne Point safe?  

Biscayne Point is primarily a residential enclave with guarded entry and limited access points.

While safety should always be evaluated using current public data, the controlled traffic flow and absence of commercial corridors contribute to a quieter environment than the busier parts of Miami Beach.

Are all homes in Biscayne Point waterfront? 

No. A significant portion of properties feature canal or bay frontage, but not every home sits directly on the water.

Interior lots exist on select streets, and pricing depends on waterfront exposure, dock potential, and view orientation.

Do Biscayne Point homes have private docks? 

Many waterfront properties include private docks.

Dock configuration varies by property, and buyers typically confirm seawall condition, permitted dock size, and water depth during due diligence. 

Dock access is often a major pricing driver in this neighborhood.

What type of boating access do homes in Biscayne Point have? 

Waterfront homes typically offer access to Biscayne Bay via a canal.

From there, boaters navigate toward Haulover Inlet to the north or Government Cut to the south, depending on the route. 

Bridge clearance, canal width, and draft depth vary by street, so vessel size should be evaluated carefully when purchasing.

For boating buyers, these navigation factors are central to decision-making.

Do homes in Biscayne Point have direct ocean access? 

Homes provide access to Biscayne Bay but do not open directly to the Atlantic Ocean.

Ocean access requires navigating through established inlets, most commonly via Haulover or Government Cut. 

Meanwhile, travel time depends on vessel speed and marine conditions.

What are home prices in Biscayne Point? 

Home prices typically range from approximately $2 million to over $10 million, depending on lot size, waterfront frontage, and the level of renovation.

Open-bay properties and newly constructed homes generally command premium pricing. 

Interior lots fall into lower brackets relative to direct bayfront estates.

What are typical lot sizes in Biscayne Point?

Lots typically range between 7,500 and 10,000 square feet, but some bayfront parcels may exceed standard dimensions. 

Waterfrontage width and seawall condition influence valuation just as much as total lot size.

What are property taxes like in Biscayne Point? 

Property taxes are based on the assessed Miami-Dade value and applicable millage rates.

A waterfront home valued at around $5 million may generate annual property taxes exceeding $75,000 before exemptions. 

However, exact amounts depend on homestead status and assessment caps tied to prior ownership.

Is Biscayne Point in a flood zone? 

Yes. Like most waterfront neighborhoods within Miami Beach, Biscayne Point lies in FEMA-designated flood zones.

Flood insurance requirements depend on elevation certificates, updated FEMA maps, and lender conditions. 

Due to their exposure to wind and flood risk, waterfront homes generally have higher insurance premiums than inland Miami-Dade properties.

What are the insurance considerations in Biscayne Point? 

In addition to flood insurance, windstorm coverage is required due to coastal exposure.

Premiums vary based on construction year, roof type, hurricane mitigation features, and elevation. 

As mentioned, waterfront homes frequently carry higher combined insurance costs than inland properties.

Are there HOA fees in Biscayne Point? 

There is no master homeowners' association governing Biscayne Point.

The gated entrance operates under municipal authority rather than an HOA structure. 

Homeowners do not pay neighborhood dues beyond standard property taxes and personal maintenance expenses.

Are short-term rentals allowed in Biscayne Point? 

As part of Miami Beach, Biscayne Point is subject to stricter rules on short-term rentals.

Miami Beach prohibits vacation rentals in many residential zones, and violations can result in substantial fines. 

Buyers who want to lease their property should review the current municipal code before purchasing.

Is Biscayne Point a good place to live? 

Biscayne Point appeals to buyers seeking guarded access, single-family housing, and boating proximity within Miami Beach.

It is not structured around walkable retail or condominium amenities. 

Instead, it suits homeowners prioritizing waterfront privacy and controlled neighborhood entry.

VISITING BISCAYNE POINT

Can the public enter Biscayne Point? 

Yes. The roads are public, but vehicles must pass through a staffed guard checkpoint to enter.

Visitors may be asked to provide identification or information on their destination.

Can you drive through Biscayne Point? 

Yes. Once cleared through the gate, public streets allow circulation within the neighborhood. 

However, limited access points prevent it from functioning as a commuter shortcut.

Is there beach access from Biscayne Point? 

There is no direct beach access within Biscayne Point itself.

That said, public beach entrances are located along Collins Avenue, typically a short drive away.

What is near Biscayne Point? 

Restaurants, grocery stores, and service businesses are located along Collins Avenue and within Normandy Isles.

South Beach is approximately 15–20 minutes away, and Downtown Miami is about 20–25 minutes via car, depending on traffic.

Check out Top 5 Things to Do in Biscayne Point for more information on fun activities and tourist attractions near Biscayne Point.

UNDERSTANDING BISCAYNE POINT

When was Biscayne Point developed? 

Biscayne Point was primarily developed during the mid-20th century as part of Miami Beach’s northern residential expansion.

Many original homes date to that period, though significant renovations and new construction have occurred in recent decades.

Why is Biscayne Point gated? 

The gated entrance was added to reduce cut-through traffic and protect the neighborhood’s quiet, residential setting.

Unlike private HOA communities, the gate is managed through Miami Beach municipal services rather than a homeowners’ association.

How is Biscayne Point different from Normandy Isles? 

Normandy Isles offers a mix of residential and commercial uses, including retail and dining establishments.

Biscayne Point remains almost exclusively single-family residential, with guarded entry and greater emphasis on waterfront privacy.

Is Biscayne Point a good real estate investment? 

Investment potential depends on the timing of purchase and the property characteristics.

Waterfront positioning, limited inventory, and Miami Beach jurisdiction support long-term demand. 

However, insurance costs, property taxes, and strict rental regulations should be factored into any ownership projection.