Single-family homes
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North Bay Village
Three dredged islands in the middle of Biscayne Bay, between Miami and Miami Beach, mid-century condos alongside a wave of new towers
Photo: Averette, Wikimedia Commons (CC BY 3.0)
North Bay Village didn’t exist before 1940 — most of what’s now the neighborhood was open water in Biscayne Bay. Dredging and bulkheading created North Bay Island first, with the first homes built and occupied by 1941; Harbor Island and Treasure Island followed in the mid-1940s. The only dry land before that was a five-acre spot called Broadcast Key, home to pioneer radio station WIOD. In its early decades the Village was a genuine nightlife destination, with restaurants and clubs that drew stars like Frank Sinatra and Judy Garland during the winter season.
That history left a distinctive built environment: small, low-rise condo buildings from the 1960s and 70s line the causeway on Harbor and Treasure Islands, many still owned by long-time residents, alongside single-family homes with private docks on Treasure Island and North Bay Island. What’s changing now is the arrival of real new construction — towers like Shoma Bay, Pagani Residences Miami, and Continuum Club & Residences are the neighborhood’s first wave of modern luxury product, betting that North Bay Village’s central, water-wrapped location between Miami Beach and the mainland is due for the kind of re-rating Edgewater and Downtown Miami went through a decade earlier. The market snapshot above updates automatically from live MLS data across both the older resale stock and, once units close, the new towers.
Pros
- Water on every side -- most of the neighborhood has bay views or direct water access
- Meaningfully lower price-per-square-foot than Miami Beach or Brickell for comparable waterfront proximity
- Central location: minutes from both Miami Beach and the Miami urban core via the 79th Street Causeway
- Real single-family and boat-dock inventory alongside condos, unusual for a bay-adjacent Miami-Dade neighborhood this close to the urban core
- Active new-construction pipeline bringing modern towers and amenities to a historically dated condo stock
Cons
- Much of the existing condo inventory is older (1960s-70s) with dated buildings and unrenovated common areas
- Far less retail, dining, and walkability than Brickell, Downtown, Midtown, or Coral Gables -- North Bay Village is residential-first
- New-construction pricing is rising quickly as the pipeline delivers, narrowing the value gap that drew early buyers
- Limited public transit; a car is effectively required
Homes in North Bay Village
Houses and condos are different markets here. Compare them, then open the search for either.
Condos and townhomes
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Pre-Construction in North Bay Village
New-construction projects not yet delivered. We represent buyers exclusively on pre-construction purchases -- the developer pays our commission, not you.
Buildings in North Bay Village
Frequently Asked Questions
Is North Bay Village part of the City of Miami?
No -- North Bay Village is its own separately incorporated municipality, distinct from both the City of Miami and Miami Beach, occupying its own three islands in Biscayne Bay between them.
What are the three islands that make up North Bay Village?
Harbor Island, North Bay Island, and Treasure Island -- all created by dredging and filling Biscayne Bay in the 1940s. Harbor Island is almost entirely multi-family condo buildings; Treasure Island is a genuine mix of single-family homes and condos; North Bay Island is primarily single-family.
What new construction is happening in North Bay Village?
Several towers are underway along the causeway corridor, including Shoma Bay, Pagani Residences Miami, and Continuum Club & Residences -- part of a broader wave of new development bringing the neighborhood's first modern luxury product. Pricing on these isn't published here; contact us for current developer pricing, since pre-construction pricing changes as each project moves through its sales cycle.
…Closed Sales (6mo)
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Months of inventory (3-month pace)
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–Condos and townhomes
Months of inventory = homes for sale today (status Active) divided by the average number of homes sold per month over the last 3 months. Other sources may use a different method.
Live MLS data. Full breakdown: market reports.