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Place dossier plate
SheetFL-KEY-BISCAYNE-FL · Key Biscayne, FL 14,560 pop · income 96th pct
Instrument codes from this place’s ACS population and household income, BEA state COL, FBI safety, national income percentile, photo-finish peer city, home-value band, and matched Census-tract book - not a moving recommendation.
Income neighbourhood around Key Biscayne
Lowest/highest poles plus peers nearest Key Biscayne on median household income. Full ladder: /browse and /rankings.
median HH income
Reidsville · lowest
42,702
Reidsville · lowest
42,702 median HH income
24.7% of the leader · rank #1
Key Biscayne · this city
172,604
Key Biscayne · this city
172,604 median HH income
99.9% of the leader · rank #2
Argyle · near
172,604
Argyle · near
172,604 median HH income
99.9% of the leader · rank #3
Paragon Estat… · near
172,625
Paragon Estat… · near
172,625 median HH income
100.0% of the leader · rank #4
Keller · near
172,654
Keller · near
172,654 median HH income
100.0% of the leader · rank #5
Tower Lakes · near
172,656
Tower Lakes · near
172,656 median HH income
100.0% of the leader · rank #6
Genesee · highest
172,692
Genesee · highest
172,692 median HH income
100.0% of the leader · rank #7
What this shows Neighbourhood peers only - not a full nationwide city board. Open a near peer when the gap is small; open the poles when the spread is wide.
Compare beyond this state
Nationwide peers by population, income, and FBI crime rate
Out-of-state nearest neighbors for Key Biscayne on ACS population and median household income
, plus FBI UCR reporting rate when the extract covers this place. Link sets are deduped so each column is a distinct comparison path, not a forecast that peers share a labor market or climate.
Similar population
Nearest out-of-state cities by ACS population. This city: 14,560.
Agency-reported UCR totals per 100,000 population, not a neighborhood safety grade or a prediction of personal risk.
Key Biscayne - the verdict
Out of every US city with 1,000+ residents, Key Biscayne places in the 96th percentile for household income and the 71st percentile for safety. Source: Census ACS + FBI UCR.
96th
percentile, household income
98th
percentile, home value
73rd
percentile, median rent
71st
percentile, safety
📝 How we sourced this
Population, income, and housing-cost figures come from the U.S. Census Bureau American Community Survey 5-year estimates (B-series tables). Crime data uses FBI UCR; climate uses NOAA Climate Normals; school counts come from NCES Common Core of Data; permits use the Census Building Permits Survey (BPS). See our methodology page for the full ETL pipeline and OMB / FIPS join keys.
Data Snapshot: Key Biscayne, FL
Key Biscayne is a small town in Florida, home to 14,560 residents per U.S. Census Bureau ACS 2023 estimates. The typical household in Key Biscayne brings in $172,604 a year, placing it in the top quartile of U.S. cities for household income, with a poverty rate of 6.7%. Typical homes in Key Biscayne are valued around $1,238,700, and the median resident age is 43.1 years. Educational attainment runs 74.4% of adults with a bachelor's degree or higher. Separately, 57.8% of working-age residents are in the labor force.
The Census Building Permit Survey recorded 22 residential units authorized here in 2024 (Slowing), down 19% from five years earlier. Key Biscayne reports a comparatively low crime rate: FBI UCR figures show 831.8 crimes per 100,000 residents, below the national average (reporting is voluntary across agencies, so treat this as reporting activity rather than a definitive danger score).
Florida carries a cost-of-living premium: on BEA's 100-equals-national-average cost index, Florida scores 103.4 (Above Average), per the 2024 Regional Price Parities release. Statewide, HUD pegs Fair Market Rent for a two-bedroom unit at $1,526 monthly. EIA 2023 residential energy data puts Florida's average monthly utility costs around $225 (state average). FEMA's National Risk Index rates natural-hazard exposure at 75.7 out of 100 (High).
A decision-led reading path
Useful questions to ask of Key Biscayne's data
How this reading path is ordered
This is not a composite city score. It is a city-specific route through the available public records, ordered for this profile so the page starts with questions the joined data can actually answer. The route here runs from schools and households to work and mobility to comparison shortlist to population change to housing and income to reported crime; another city can have a different sequence or fewer supported layers because the source joins are not uniform.
For Key Biscayne, city-specific coverage includes annual population history, FBI reported-crime rates, local building permits, matched public-school count, commute-mode shares.
No matched row is reported here for within-city Census tract profiles; the page leaves those layers out instead of substituting a statewide or national value.
1. Schools and households
What does the education layer cover for Key Biscayne?
The matched institution count is small, so district boundaries and schools outside the city line may matter more than the municipal count suggests. Use the number as a coverage cue, then verify attendance zones with the district before making a household decision.
The NCES join finds 2 public schools within the city match. 74.4% of adults age 25+ hold a bachelor's degree or higher in the ACS estimate. These measures answer different questions: the school count describes local institutions, while adult attainment describes residents and cannot be used as a school-quality rating.
What does the journey to work look like in Key Biscayne?
Driving alone is the largest reported mode at 55.2%. A reliable mean commute time is not available for this row, so the mode shares carry the comparison.
Mode share answers how workers usually travel; it does not measure congestion, reliability, distance to a particular job, or the quality of transit service. Remote work has a visible role in the local pattern. That can reduce commute exposure for some workers, but it says nothing about job availability or broadband quality; read it alongside income and housing rather than as a stand-alone lifestyle score.
Which cities make useful reference points for Key Biscayne?
Use the in-state set to hold state policy and broad price conditions more nearly constant. Use the nationwide size set to ask whether cities with a similar resident count produce different housing, income, or commute outcomes. The income set is a third lens, deliberately separate from population matching. The nationwide peer panel below adds a fourth FBI UCR reporting-rate lens, not personal risk.
Within Florida, the closest population matches are Naranja (14,610 residents, $55,563 income); Gladeview (14,657 residents, $44,560 income); Thonotosassa (14,660 residents, $67,447 income). Outside the state, the closest population matches in this dataset are Clarkston, GA (14,560 residents); Reidsville, NC (14,547 residents); Cherryland, CA (14,575 residents). A third, income-matched reference set of 6 out-of-state cities sits in the income neighbourhood chart near the Place Dossier plate. These are mechanical peer sets, not claims that the places share a labor market, climate, culture, or metro context.
Is Key Biscayne growing, shrinking, or holding steady?
Census PEP estimates show the population grew by +70 residents from 2020 to 2025, a +0.5% change. Separately, Census BPS recorded 22 housing units authorized in 2024. PEP and ACS are different Census series, so the trend is kept separate from the headline ACS population.
The recent population line is broadly flat. That makes the composition of change more important than the headline count: housing turnover, household size, and age structure can shift even when the total barely moves.
These joined records add useful context, but they do not need another full-size panel. Each remains a separate measure with its own geography and source boundary.
Housing and income
How far does income reach against housing in Key Biscayne?
This is a citywide price-to-income reference, not a mortgage-affordability test; it does not include interest rates, taxes, insurance, household size, or an individual buyer's down payment. Housing value is high relative to the citywide income median. That flags a question for comparison, not a verdict: tenure, household composition, financing costs, and the age of the ACS estimate can all change what a resident actually pays.
The home-value-to-income reference is comparatively stretched: the ACS median home value is 7.2 times median household income. The ACS poverty estimate is 6.7%, which keeps the citywide median from describing every household.
Value / income
7.2×
Home value
$1,238,700
Household income
$172,604
City-level Census ACS 2023 medians. The ratio divides two separate medians and is descriptive only.
What can the FBI record say about safety in Key Biscayne?
The joined FBI UCR record reports 831.8 violent and property crimes per 100,000 residents, below the 2280.5 national reference used here. The difference is 64% lower in arithmetic terms, but agency participation is voluntary and reporting completeness varies.
Treat this as a reporting-rate comparison, not a prediction of personal risk or a neighborhood-level safety grade. Tourism, daytime population, reporting practices, and variation inside the city are not adjusted away. The state rank and same-state peer table are the narrower comparisons available on this page.
Total reported rate
831.8
Violent rate
55.9
Property rate
775.9
FBI Uniform Crime Reporting, incidents per 100,000. Voluntary agency reporting; not a danger score.
Top-decile income · poverty 6.7% (Below-median poverty)
Cost of Living Index (state)
103.4 (US=100)
Above-average cost · BEA RPP 2024, Florida average
B
City profile score · Key Biscayne, FL
72/100
5 published dimensions · ACS/FBI 2023
Comparative score against U.S. cities with population of 1,000 or more on Census ACS medians
(income, poverty, bachelor's share, cost of living) and FBI UCR violent-crime rates when
published. Higher means a stronger standing on those published figures, not a livability
rating, not a recommendation to move, buy, or pick a "best" city. Missing inputs drop out
and redistribute weight.
How it is calculated.
Household income A+
$172,604
Median household income vs U.S. cities (pop ≥1,000); ACS.
Bachelor's+ share A+
74.4%
Adults with a bachelor's degree or higher; ACS.
Violent crime A-
56 /100k
FBI UCR violent offenses per 100,000 residents; lower is stronger on this axis.
Poverty rate C-
6.7%
Share of residents below the poverty line; lower scores better on this axis.
Cost of living F
103.4 index
BEA state Regional Price Parities index (100 ≈ national average); lower is stronger on this axis. Same value for every city in the state.
Key Biscayne profile (scored ACS/FBI dimensions)Read the chart values
Household income: 100/100 (A+) · $172,604
Bachelor's+ share: 100/100 (A+) · 74.4%
Violent crime: 82/100 (A-) · 56 /100k
Poverty rate: 54/100 (C-) · 6.7%
Cost of living: 25/100 (F) · 103.4 index
Where Key Biscayne sits on home value vs crime among peer cities
Key Biscayne's median home value and FBI crime rate plotted with similar-size and
same-state peers (padded with large cities when the peer set is thin). The second
read: pricey does not always mean safer, check which quadrant this city lands in.
Census ACS median home value vs FBI UCR crime rate - Key Biscayne highlighted among 25 peers.Read the chart values
Key Biscayne, FL (this city): home $1,238,700, crime 832/100k
Reidsville, NC : home $139,000, crime 3,332/100k
Parlier, CA : home $236,100, crime 1,864/100k
Moultrie, GA : home $155,900, crime 6,070/100k
Nolensville, TN : home $695,100, crime 257/100k
New York, NY : home $751,700, crime 3,039/100k
Los Angeles, CA : home $879,500, crime 2,212/100k
Chicago, IL : home $315,200, crime 4,012/100k
Houston, TX : home $253,400, crime 5,442/100k
Phoenix, AZ : home $381,900, crime 3,125/100k
Philadelphia, PA : home $232,400, crime 5,457/100k
San Antonio, TX : home $219,700, crime 5,218/100k
San Diego, CA : home $848,500, crime 2,082/100k
Dallas, TX : home $295,300, crime 4,010/100k
San Jose, CA : home $1,187,800, crime 3,195/100k
Austin, TX : home $512,700, crime 3,709/100k
Fort Worth, TX : home $277,300, crime 3,158/100k
Columbus, OH : home $234,500, crime 3,088/100k
Indianapolis, IN : home $207,000, crime 4,214/100k
San Francisco, CA : home $1,380,500, crime 4,526/100k
Seattle, WA : home $912,100, crime 5,783/100k
Denver, CO : home $586,700, crime 5,755/100k
Oklahoma City, OK : home $215,100, crime 3,570/100k
El Paso, TX : home $171,700, crime 1,772/100k
Washington, DC : home $724,600, crime 4,514/100k
How does Key Biscayne compare to other US cities?
Key Biscayne measured against every US city with 1,000+ residents, computed live from the same Census and FBI data shown throughout this page.
Household income96% higher than other cities
Home value98% pricier than other cities
Median rent73% pricier than other cities
Safety71% safer than other cities
"Safer than" reflects total crime rate from FBI UCR; the others use Census ACS estimates.
A national percentile can hide a lot of local variation: narrowed to Florida alone, Key Biscayne ranks #25 of 120 Florida cities by lowest crime rate - a different, more locally useful comparison than stacking it against the entire country.
How we calculate these percentiles & ranks
Each percentile compares Key Biscayne against every qualifying US city; each in-state rank narrows that to Florida only. Full formula and direction notes: methodology.
Florida-relative analysis
Median Gross Rent places Key Biscayne near the bottom of Florida's cities
Among the 930 Florida cities PlainCities tracks with reported median gross rent data, Key Biscayne ranks #1 - the 0th percentile within the state. This is a different, narrower cut than the nationwide percentiles above: it compares Key Biscayne only against its own state's cities, not the full US field.
Median Household Income
#15 of 903
98th percentile in Florida
Median Gross Rent
#1 of 930
0th percentile in Florida
Median Home Value
#14 of 894
98th percentile in Florida
Poverty Rate
#526 of 930
42nd percentile in Florida
Bachelor's Degree or Higher
#10 of 930
99th percentile in Florida
How in-state ranks are ordered
Ranked by raw value (highest first); a higher rank is not automatically "better" for every measure, see each metric's own context above. This is a comparison within Florida only, not a livability score. See the methodology for the source and calculation.
Gauge source note
96th percentile nationally for median household income · 71st percentile for safety (lower crime rate). Source: Census ACS 2023 / FBI UCR 2023.
Key Biscayne's profile vs. every US city
Income, affordability, and safety percentile
Key Biscayne's percentile rank on 3 favorable-direction measures (income, affordability, safety) vs. every tracked US city -- higher on every axis is more favorable. Not a composite quality score, just the arithmetic mean of the axes shown.
How Key Biscayne's home value compares nationally
Median home value vs. every US city (population 1,000+)
$1,238,7002nd percentilemore affordable than 2% of 15,600 US cities
Show national distribution
Each bar is a $25K-wide band; taller bars hold more US cities. The dashed line + filled bar mark this entry. Hover or tap any bar for its full count, share, and where it sits relative to this entry.
Source U.S. Census Bureau ACS 5-Year Estimates · 2023
Key Biscayne's home-value-to-income ratio: 7.2×
ACS median home value divided by median household income.
Band
pressured
> 5.0×
National rank
#14,754 of 15,516
More affordable than 5% of tracked cities (pop. 1,000+)
Size class
#3,137 of 3,317
Small cities (10,000–49,999)
At 7.2×, Key Biscayne sits in the pressured band:
national rank #14,754 of 15,516 and #3,137 of 3,317small cities (10,000–49,999).
Housing value is high relative to the citywide income median, a comparison flag, not a verdict on any household.
How this ratio is calculated
Ratio = Census ACS 2023 median home value ÷ median household income for cities with both fields and population ≥ 1,000.
Rank 1 = lowest ratio (most compact). Bands match the fleet affordability thresholds used on guides (<3.0 / 3.0–5.0 / >5.0).
This is not a mortgage payment estimate and does not include rates, taxes, insurance, or down payment.
Income distribution context
$172,604Key Biscayne, FL median household income (Census ACS)
Show U.S. national quintile / Lorenz context Key Biscayne, FL median household income (Census ACS 5-year) with U.S. national quintile shares for context. Diagonal = equality; the curve is national, not computed for Key Biscayne, FL.
Key socioeconomic indicators
Bachelor's degree or higher (adults 25+)74.4%
Census ACS S1501, educational attainment
Poverty rate (households below FPL)6.7%
Census ACS S1701, poverty status
Labor force participation (adults 16+)57.8%
Census ACS S2301, share of working-age residents in the labor force
Population
14,560
Median Income
$172,604
Median Home Value
$1,238,700
Median Age
43.1
Poverty Rate
6.7%
Labor force participation
57.8%
Bachelor's Degree+
74.4%
Safety & Crime
Total Crime Rate
831.8
per 100,000 residents
Violent Crime
55.9
per 100,000 residents
Property Crime
775.9
per 100,000 residents
Crime reporting caveat
Reflects incidents reported to the FBI's Uniform Crime Reporting program — agency participation is voluntary and reporting completeness varies by jurisdiction and year, so this reflects reporting activity, not a definitive danger score. Not adjusted for tourism, commuter, or daytime population.
Schools
Total Schools
2
Public schools in this city
Population Change
PEP vintage
Annual U.S. Census Bureau Population Estimates Program (PEP) estimates, 2020–2025
Key Biscayne's Census PEP population estimates, 2020–2025.Read the chart as text
Period
Population
2020
14,745 residents
2021
14,525 residents
2022
14,765 residents
2023
14,991 residents
2024
14,964 residents
2025
14,815 residents
Housing Supply
BPS source
Census Bureau Building Permits Survey (BPS) - annual residential permits authorized
🏗️ Slowing
Total Permits (2024)
22
housing units authorized
Single-Family
22
detached homes
Multifamily
0
apartments & condos
Supply Intensity
1.5
permits per 1,000 residents
5-Year Permit Trend (2019–2024)
Year
Total
Single-Family
Multifamily
Est. Value
2019
27
27
0
$27.2M
2020
30
30
0
$30.1M
2021
31
31
0
$31.2M
2022
28
28
0
$28.1M
2023
18
18
0
$25.0M
2024
22
22
0
$27.9M
Permit volume decreased 19% from 2019 to 2024.
Commute Patterns
Commute source
How workers travel to work, Census ACS 2023
Drive Alone
55.2%
Carpool
4.6%
Public Transit
2.2%
Walk
2.2%
Work from Home
31.9%
Other
3.9%
Based on 6,138 workers 16 and over.
Monthly Utility Costs
Florida statewide monthly utility average (EIA 2023): $225
EIA 2023 residential energy data puts average monthly utilities across Florida at $225 (electricity about $145 , water and sewer about $55 ).
These are Florida statewide averages, not a meter reading for Key Biscayne. Actual bills vary by home size, usage, and local rates. Source: U.S. Energy Information Administration (EIA) 2023.
Living Costs & Risk
Florida's BEA cost-of-living index is 103.4 (Above Average; US average = 100, RPP 2024). HUD Fair Market Rent for a typical two-bedroom in the county around Key Biscayne is $1,526/mo. FEMA's National Risk Index, averaged to Florida statewide on PlainCities, rates natural-hazard exposure at 75.7 / 100 (High).
Cost/risk geography note
Cost of living is a Florida statewide BEA average; rent is a county-level HUD Fair Market Rent for the county Key Biscayne sits in; the FEMA hazard score shown here is a statewide average of county NRI inputs, not a parcel-level reading.
How Key Biscayne compares to similar-size Florida cities
Same-state peer method
Closest same-state population matches, not geographic neighbors. Population + median household income come from Census Bureau ACS 5-year B01001 and B19013.
Source: U.S. Census Bureau ACS 5-Year 2023, FBI UCR, NCES CCD, Census BPS 2024, Census ACS B08301/B08136, U.S. Energy Information Administration (EIA) 2023, BEA Regional Price Parities 2024, HUD Fair Market Rents 2026, FEMA National Risk Index.