North Bay Village

North Bay Village is a small island city in the middle of Biscayne Bay, set along the 79th Street Causeway between the Miami mainland and North Beach. The whole village is surrounded by water, and most residents live in condominiums with views across the bay.

For buyers, the appeal is location and outlook at a different scale than the oceanfront. Residents can reach the mainland or Miami Beach in a short drive while living on the bay itself, and the village has become a focus of new waterfront development, with several new condominium towers joining established buildings.

Location & Access

North Bay Village sits in Biscayne Bay between Miami's 79th Street corridor on the mainland and Normandy Isle and North Beach in Miami Beach. It covers less than a square mile, more than half of it water, and had 8,159 residents at the 2020 Census.

Key connections include:

• The 79th Street Causeway, also called the John F. Kennedy Causeway, running through the village
• West to Biscayne Boulevard on the mainland, with routes toward I-95, the Upper East Side and the Design District
• East to Normandy Isle, North Beach and the rest of Miami Beach
• Pelican Harbor Park and marina on the causeway just west of the village

Because the causeway is the only route on and off the islands, drive your regular trips toward the mainland, Miami Beach and the airport at the times you expect to travel.

Lifestyle & Daily Living

The Bay and the Outdoors:

• Bay views from most residential buildings, with sunrise and sunset exposures depending on the side of the island
• The Island Walk, a public waterfront walkway the village has been building along the northern edges of Treasure Island and parts of Harbor Island; its South Plaza opened in 2019 beside Grandview Palace, with a North Plaza planned beside the Bridgewater condominium
• Boat slips and dock access at a number of buildings
• Public fields and courts at Treasure Island Elementary, where the village has planned a renovated community park

Everyday Life:

• Restaurants and services along the causeway, with a wider choice of dining and shopping in North Beach and on the mainland
• Treasure Island Elementary School within the village
• North Beach's oceanfront and the shops of the Upper East Side a short drive away

Away from the causeway, the residential streets are quiet, with few visitors compared with the oceanfront.

North Bay Village Real Estate Market

Condominiums make up most of the housing in North Bay Village, from established buildings to new towers designed around bay views.

Key property types:

• Established condominium buildings such as Grandview Palace and Bayshore Yacht & Tennis Club
• New and pre-construction towers including Continuum Club & Residences, Shoma Bay, Tula Residences and Pagani Residences Miami
• Branded residences at The Ritz-Carlton Residences, North Bay Village
• A smaller number of waterfront homes on the islands

Compare which way a residence faces, since one side of a building may look across open bay toward Miami Beach or the downtown skyline and another toward the causeway or a neighboring building. Ask about boat slips, parking and how each building prepares for storms and high water.

Micro Areas of North Bay Village

Harbor Island and North Bay Island: The western islands along the causeway, where many of the village's condominium buildings and its commercial frontage are concentrated.

Treasure Island: The eastern island, with a residential street grid, waterfront condominiums along its edges, Treasure Island Elementary and much of the Island Walk.

The Causeway Frontage: Buildings directly on the 79th Street Causeway trade some quiet for convenient access and open bay views to the north and south.

New Development

The village has drawn a wave of new condominium projects. In our coverage, Continuum Club & Residences, Shoma Bay, Tula Residences, Pagani Residences Miami and The Ritz-Carlton Residences, North Bay Village are among the new buildings. Much of the land was created by dredging and filling in the mid-1940s, and the village was incorporated in 1945. Evaluate pre-construction residences through the published plans and purchase documents, separately from completed buildings you can tour, and confirm delivery timing, deposit schedules and parking.

Buying in North Bay Village: What to Check

Coastal condominium purchases in Florida carry a few checks that matter as much as the view:

• Ask for the building's latest milestone structural inspection and structural integrity reserve study, which Florida requires for condominium buildings three stories or taller, and review how reserves are funded
• Review recent and planned special assessments, and how the monthly fee has changed in recent years
• Get insurance quotes early, including flood coverage, and check the property's flood zone
• Ask about boat slips, guest parking and how the building handles causeway traffic at its entrance
• For pre-construction purchases, review the deposit schedule and the developer's projected delivery date

Is North Bay Village Right for You?

North Bay Village suits buyers who want a bay-view residence with both the Miami mainland and Miami Beach a short drive away, whether in an established building or one of the new towers. Start by choosing the island and the outlook you want, then compare buildings within it.