Key Biscayne, FL Airbnb Market Data, Statistics, and Occupancy Rates

Key Biscayne Short-Term Rental Market Overview

Key Biscayne offers a premium short-term rental market with an average daily rate of $534—well above the Florida state average of $498—and a strong 67% occupancy rate that outpaces the 54% statewide benchmark. With only 72 active Airbnb listings on this exclusive barrier island near Miami, supply remains tight, though average home values near $3.9 million mean investors need to be highly selective about deal sourcing to achieve favorable returns. The market's $76,820 average annual revenue reflects solid demand from vacationers drawn to Key Biscayne's beaches and upscale residential character.

Key Market Statistics

According to Rabbu market data, the Key Biscayne short-term rental market shows:

Data sources: Rabbu proprietary analytics as of Apr, 27 2026 and Zillow Home Value Index (ZHVI) as of Apr, 27 2026.

Why Investors Consider Key Biscayne

Investors are drawn to Key Biscayne for its combination of above-average occupancy, premium nightly rates, and constrained supply in one of South Florida's most desirable island communities.

Expert Market Assessment

"Key Biscayne represents a competitive opportunity where strong demand metrics are counterbalanced by very high acquisition costs. The revenue-to-price ratio sits below average—unsurprising given median home values near $3.9 million against $76,820 in annual revenue—so investors need to view this market through a premium-property lens rather than expecting traditional cash-flow returns. Seasonality is pronounced: March delivers nearly $11,803 in average revenue while September dips to $3,312, creating a roughly 3.5x spread between peak and trough months. Investors who can acquire properties at favorable terms and manage through the slower summer months will find the island's occupancy stability and pricing power work strongly in their favor."

— Rabbu Market Analysis Team

Key Airbnb Metrics & Trends in Key Biscayne

Average revenue by month in Key Biscayne

Revenue in Key Biscayne follows a sharp seasonal curve, peaking at $11,803 in March and bottoming at $3,312 in September—a 3.6x spread that underscores how heavily this island market depends on the winter tourist season. December through March consistently delivers the strongest performance, while summer and early fall months require careful budgeting to maintain positive cash flow.

Active Airbnb listings by property size in Key Biscayne

One-bedroom units dominate the supply with 26 of the 72 active listings, followed by 3-bedrooms at 20 and 2-bedrooms at 16, while studios represent just 5 listings. The relatively thin studio inventory, combined with their strong revenue performance, could signal an underserved niche worth exploring for investors.

Average daily rate (ADR) by property size in Key Biscayne

Studios command the highest ADR at $597, while 2-bedroom and 3-bedroom units both average $592—nearly matching the studio rate with more space to offer. One-bedroom listings sit notably lower at $362, suggesting a softer pricing tier where guests may be more budget-conscious or where the competitive landscape is more crowded.

Average RevPAN by property size in Key Biscayne

Two-bedroom units deliver the strongest RevPAN at $452, benefiting from the highest occupancy rate (76%) paired with a solid $592 ADR. Three-bedrooms follow at $399, while 1-bedrooms trail at $235—making 2-bedroom configurations the most efficient revenue generators on a per-available-night basis.

Average occupancy rates by property size in Key Biscayne

Two-bedroom properties lead occupancy at 76%, followed by 3-bedrooms at 67% and 1-bedrooms at 65%, with studios lagging at 53%. The strong occupancy for 2-bedroom units suggests they hit a sweet spot for guest group sizes visiting Key Biscayne, offering investors the most predictable booking cadence.

Average monthly revenue by property size in Key Biscayne

Studios top the monthly revenue chart at $8,957, closely followed by 3-bedroom units at $8,539, while 2-bedrooms earn $4,839 and 1-bedrooms bring in $3,802. The surprisingly strong studio performance is driven by a high $597 ADR, though their lower occupancy rate means revenue can be more variable month to month.

Average annual revenue by property size in Key Biscayne

Studios lead annual revenue at $107,490, with 3-bedroom units close behind at $102,477—both offering six-figure earning potential. Two-bedrooms generate $58,070 and 1-bedrooms $45,630 annually, making larger or premium-positioned properties clearly the better revenue play, though acquisition costs must be weighed carefully against these returns.

Most common amenities for Airbnb listings in Key Biscayne

Kitchens (97%), parking (96%), and pools (93%) are near-universal among Key Biscayne listings, signaling that guests expect resort-like fundamentals as a baseline. Beach access (46%) and waterfront views (22%) serve as differentiators rather than defaults, suggesting that properties offering direct coastal appeal can command a meaningful premium in this market.

Understanding Key Biscayne's ROI Score: 49/100

Rabbu's ROI Score is a proprietary metric that evaluates short-term rental investment potential based on multiple factors.

How the ROI Score is Calculated

What This Means for Investors

Key Biscayne's ROI Score of 49 out of 100 places it in the 'Competitive Opportunity' band, reflecting a market where demand fundamentals are strong but elevated property prices compress the revenue-to-price ratio below average. On the positive side, occupancy stability scores above average at 67%, and both market growth trend and supply/demand balance rate at average levels—indicating a healthy but not runaway market. Investors should pair these data points with thorough local regulatory research and realistic acquisition pricing to determine whether a specific property can deliver attractive returns despite the island's premium entry costs.

Short-Term Rental Regulations in Key Biscayne

Understanding local STR regulations is essential before investing in Key Biscayne. Here's the current regulatory landscape:

Permit Requirements

Short-term rental operators in Key Biscayne, Florida are generally required to obtain proper licensing and registration at both the local (Village of Key Biscayne) and state levels before listing a property. Investors should verify current permit requirements directly with the Village and the Florida Department of Business and Professional Regulation, as regulations can change.

Key Restrictions

Common restrictions that may apply to short-term rentals in Key Biscayne include occupancy limits, minimum stay requirements, noise ordinances, parking regulations, and building or HOA rules that may prohibit or restrict rentals. Given that much of the island's housing stock is in condominium buildings, prospective investors should carefully review any homeowner association or condo board restrictions before purchasing.

Tax Obligations

Short-term rental hosts in Florida are typically subject to state sales tax, county tourist development tax (bed tax), and potentially additional local surcharges. Many booking platforms collect and remit some of these taxes automatically, but hosts should confirm their full tax obligations with a local tax professional or Miami-Dade County's tax collector.

Regulations subject to change. Always verify with local authorities before purchasing. A Rabbu partner agent specializing in Key Biscayne can provide current regulatory guidance.

Future Outlook & Long-Term Forecast

"Over the next 12–18 months, Key Biscayne's STR market is expected to maintain above-average occupancy in the 64–70% range, supported by consistent seasonal demand that peaks sharply during the winter and spring months. ADR could see modest increases of 2–4% as the limited supply of just 72 listings continues to constrain availability during high-demand periods. The 110% year-over-year growth in active listings suggests new inventory is entering the market, which investors should monitor—rising supply could temper pricing power if demand doesn't keep pace. Overall, the market's fundamentals remain attractive for well-positioned properties, though returns will depend heavily on acquisition costs given the area's elevated home prices."

— Rabbu Market Analysis Team

Frequently asked questions about Airbnb in Key Biscayne, FL

What is the average Airbnb occupancy rate in Key Biscayne?

The average Airbnb occupancy rate in Key Biscayne is currently 67%, which is notably higher than the Florida state average of 54%. This strong occupancy reflects consistent demand from guests seeking Key Biscayne's beaches and proximity to Miami. Two-bedroom units lead the way at 76% occupancy, while studios come in lower at 53%.

How much do Airbnb hosts make in Key Biscayne?

Airbnb hosts in Key Biscayne earn an average of $6,401 per month and approximately $76,820 per year based on trailing 12-month booking performance. Revenue varies significantly by property size—studios average $107,490 annually while 1-bedroom units bring in around $45,630. Three-bedroom properties also perform strongly at roughly $102,477 per year.

Is Key Biscayne a good market for Airbnb investment?

Key Biscayne carries a Rabbu ROI Score of 49 out of 100, placing it in the 'Competitive Opportunity' category. The market offers above-average occupancy stability and premium nightly rates of $534, but high home values averaging $3.9 million mean the revenue-to-price ratio is below average. Investors who can source deals selectively and capitalize on the island's strong seasonal demand—particularly from January through March—can find rewarding returns, though this isn't a market suited to simple cash-flow plays.

What is the average daily rate (ADR) for Airbnb in Key Biscayne?

The average daily rate for Airbnb listings in Key Biscayne is $534, which is about 7% higher than the Florida state average of $498. ADR varies by property size: studios command $597 per night, 1-bedrooms average $362, and both 2-bedroom and 3-bedroom units average around $592 per night.

Are short-term rentals legal in Key Biscayne?

Short-term rentals do operate in Key Biscayne, with 72 active Airbnb listings currently in the market. However, operators are generally required to obtain appropriate licenses at both the local and state level. Investors should check directly with the Village of Key Biscayne and the Florida Department of Business and Professional Regulation for the latest permitting requirements, and carefully review any HOA or condo association rules that may apply to a specific property.

When is peak season for Airbnb in Key Biscayne?

Peak season in Key Biscayne runs from January through March, with March being the strongest month at $11,803 in average revenue. February follows closely at $8,795, and January and December both hover near $7,800–$7,850. The slowest months are September ($3,312) and October ($4,085), creating a significant seasonal swing that investors should plan for in their cash-flow projections.

How many Airbnbs are there in Key Biscayne?

There are currently 72 active Airbnb listings in Key Biscayne as of April 2026. The market has seen notable year-over-year growth of 110% in active listings. Supply breaks down to 26 one-bedroom units, 20 three-bedroom units, 16 two-bedroom units, and 5 studios—making this a relatively small and concentrated market.

How is Airbnb revenue calculated in Key Biscayne?

The annual and monthly revenue figures for Key Biscayne are derived from the trailing 12 months of historical booking performance for active comparable Airbnb listings in the market—they are not forward-looking projections. We average each comparable listing's actual revenue per available night (RevPAN) by month over the past year, remove regional outliers, and aggregate the results into a market-level historical average. Because each month uses its own historical performance data, the figures naturally reflect seasonal peaks (like the March high of $11,803) and slower periods (like September at $3,312). Individual results can vary based on property quality, pricing strategy, and operational management.

About Rabbu Market Data

Rabbu provides Airbnb and short-term rental market data and statistics across the United States. Our mission is to empower investors with accurate insights and easy-to-use tools, so they can confidently identify and act on the best opportunities in the Airbnb market.

What this data includes

• Regularly updated active Airbnb and STR listing counts for Key Biscayne and surrounding areas
• Average daily rates, occupancy rates, and RevPAN trends across property sizes
• Monthly and annual revenue estimates based on trailing 12-month booking performance
• Home value data sourced from Zillow Home Value Index (ZHVI) for investment context
• Supply distribution and popular amenity data to help inform property positioning

Sources and disclaimers

Rabbu proprietary analytics as of Apr, 27 2026 and Zillow Home Value Index (ZHVI) as of Apr, 27 2026. Revenue projections are estimates based on comparable properties and do not guarantee future performance. Local regulations and permitting requirements may change; investors should verify current rules with the Village of Key Biscayne and relevant state agencies before purchasing. Individual property results will vary based on location, condition, amenities, pricing strategy, and management quality.