Cape Fla Sub Sec 2 Homes for Sale

Cape Fla Sub Sec 2 is an age-restricted 55+ community in Key Biscayne, Miami-Dade County, Florida, governed under the Housing for Older Persons Act (HOPA). Homes are priced from $11,600,000 to $20,300,000. At least one resident per home must be 55 or older. Pure Equity lists homes in Cape Fla Sub Sec 2 and represents buyers. Commission is negotiable, and what we are paid is agreed with you in writing before you commit to anything.

Pure Equity Realty covers Cape Fla Sub Sec 2 and the Key Biscayne area. We list for 1%, which includes photography, MLS syndication, and negotiation support. Buyers pay nothing for representation. For current market data, see Florida Realtors' market statistics.

Our MLS feed shows 3 Cape Fla Sub Sec 2 Key Biscayne homes for sale as of September 2026. The median asking price is $19.5M. Asking prices run from $13.3M to $19.9M.

That is 683% above the Key Biscayne median of $2.49M. On a per-foot basis, homes here ask about $2,691 per square foot, compared with $1,151 across Key Biscayne. So the median price buys roughly 7,250 square feet of living area.

Listings here have averaged 249 days on the market. That is slower than the Key Biscayne average of 130 days. Because of that, buyers often have more room to negotiate on price, repairs or closing costs.

Homes listed in Cape Fla Sub Sec 2 date from 1972 to 2025. That puts them between 1 and 54 years old.

The range straddles 2002, when Florida adopted its statewide building code. Therefore two similar-looking homes here can carry very different insurance premiums. Ask for the wind mitigation report on any home you consider, since it drives much of that difference.

In addition, most Florida insurers ask for a four-point inspection on homes 30 years or older. It covers the roof, electrical, plumbing and HVAC. Updated systems usually make coverage easier to place.

Cape Fla Sub Sec 2 includes waterfront homes. Waterfront lots in South Florida often sit in FEMA special flood hazard areas, where lenders require flood insurance. Before you commit, look up the address on the FEMA Flood Map Service Center and ask the seller for an elevation certificate.

At a median near $19.5M, Cape Fla Sub Sec 2 sits in the luxury tier of Key Biscayne. Jumbo financing and proof of funds usually come up early in these negotiations.

Rentals in Cape Fla Sub Sec 2 have a median asking rent of $62,500 per month, across 2 active rental listings. For comparison, the Key Biscayne median is $7,900, so rents here run 691% higher.

You can browse current Key Biscayne rentals or ask us for a rent estimate on a specific Cape Fla Sub Sec 2 home.

Here is what the median Cape Fla Sub Sec 2 price means in Florida closing terms. At $19.5M, a 20% down payment comes to about $3.9M, leaving a loan near $15.6M.

Florida then taxes that loan twice. First, documentary stamp tax on the note runs 35 cents per $100, or about $54,600. Next, the intangible tax of 0.2% adds about $31,200. Buyers normally pay both at closing.

On the seller side, Miami-Dade charges deed stamps of 60 cents per $100 on a single-family home, about $117,000 at this price. Condos and other property types pay a higher rate.

Finally, owner-occupants should file for the Florida homestead exemption by March 1. It removes up to $50,000 of assessed value. After that, Save Our Homes caps yearly assessment increases at 3% or inflation, whichever is lower. To see what these numbers mean for your budget, get pre-approved before you tour.

Recent Cape Fla Sub Sec 2 listings show assignments to Key Biscayne K-8 (elementary), Ponce De Leon (middle) and Coral Gables (high). However, boundaries can change each year, so confirm the assignment for a specific address with Miami-Dade County Public Schools.