North Bay Village is three islands in the middle of Biscayne Bay — Treasure Island, Harbor Island and North Bay Island — strung along the 79th Street Causeway between Miami Beach and the mainland, in the 33141 zip code.
For waterfront buyers it is the smart money: true open-bay frontage and protected dockage at prices below comparable Miami Beach islands, ten minutes from the beach in one direction and the Design District in the other. I grew my business here — from Coquina Drive to South Treasure Drive — with sales including 1560 South Treasure Drive at $7,950,000, 7441 Coquina Drive at $5,150,000 and 7530 Miami View Drive at $3,980,000.
North Bay Island is the quietest and most exclusive, gated and almost entirely single-family. Harbor Island mixes houses with a handful of buildings. Treasure Island is the largest and most varied, with the widest range of lot sizes and the deepest inventory — and where most of my sales have been. Ask me which streets face the sunset.
North Bay Village is in the middle of a genuine transformation, with new development along the causeway and a steady replacement of mid-century houses by contemporary waterfront homes. That means both turnkey new construction and real land plays still exist here — a combination that has largely disappeared from Miami Beach proper.
Seawall age and condition are among the biggest hidden costs in bayfront property. A failing seawall can run well into six figures to replace, so I flag seawall condition, dock permits and boat-lift rights on every property I show. On protected side channels you will keep a larger vessel comfortably; on open bay, wave action matters.
North Bay Village sits directly on the bay, which is part of its appeal for boat owners. Routes to open water differ by island and by street — tell me your boat’s height and draft and I will tell you which addresses work.
Most of the village sits in FEMA zone AE — normal for waterfront Miami, and lenders simply require flood coverage. Elevation and construction date move your premium far more than the zone letter does.
Some of the best homes here never reach the MLS. If North Bay Village is on your list, ask me what is quietly available.
Je parle français — j’accompagne de nombreux acheteurs internationaux à Miami.
Seasonal resident? Ask about Private Home Watch & Concierge Care for your home while you are away.
See my North Bay Village sales · Biscayne Point · Stillwater Drive · Belle Meade