North Bay Village

What North Bay Village actually is

North Bay Village is a Town of ~7,800 residents spread across three small islands in Biscayne Bay — Treasure Island, Harbor Island, and North Bay Island — all strung along the 79th Street Causeway that connects mainland Miami’s Upper East Side to the north end of Miami Beach. Incorporated in 1945, the Town’s character is mid-century bay-island residential: low-rise condos lining the causeway-side, single-family homes on the canal-side streets, the working Pelican Harbor Marina at the western edge, and water on every horizon you can see.

The Town has a particular kind of underrated charm. In the 1950s-60s, North Bay Village was a destination — The Place For Steak (later The Forge) was here before it moved to Miami Beach, the bay-front Italian joints drew the Rat Pack era’s South Florida moment, and Frank Sinatra used to gamble at private parties in the area. The Town slept through the 1980s-2000s while Miami Beach got the glory. Now, as Miami Beach pricing has compressed entry buyers, North Bay Village is rediscovering its value: bayfront condo access 5 minutes from South Beach for prices that are half of South Beach. The development pipeline is real (multiple new luxury condo projects), the older MiMo stock is being thoughtfully restored, and new investment is layering in.

The Town is small enough that everyone knows each other. Treasure Island has the Village’s elementary (Treasure Island Elementary). Harbor Island and North Bay Island have the single-family residential streets where kids ride bikes and learn to fish off the docks. The Town’s small footprint + island geography means traffic is minimal on residential streets — the only real traffic is the causeway itself, which threads through the Village. For renters and investors, the Town’s steady rental demand makes it one of the better small-condo cash-flow markets on the bay corridor.

The North Bay Village markets

• Treasure Island condos (the causeway-side cluster) — bayfront 1970s-2010s mid-rise condos. The bulk of inventory. $300K-$1.2M.
• New + planned luxury condo projects (multiple in pipeline) — the 2020s redevelopment wave bringing branded-residence-style buildings. $700K-$3M.
• Harbor Island single-family — canal-front + open-bay homes on the smallest of the three islands. $1M-$5M.
• North Bay Island single-family — the residential island, mid-century ranch + Mediterranean homes. $1.5M-$6M with the bay-front lots.
• Older 1950s-1960s MiMo condos — the foundational stock, often well-restored. $250K-$700K, the entry-tier.
• Restaurants + retail along the causeway — mixed-use cluster includes apartments above the retail.
• Rentals — solid pool. Apartment rentals $1,800-3,500; condo family rentals $2,500-5,000; bayfront condo premium $4-8K/mo.

Live North Bay Village inventory

🏝️ NBV Estates — Harbor Island + North Bay Island waterfront

Waterfront single-family on the residential islands. Canal-front + open-bay lots.

Estate

$25,500,000

6411 Allison Rd, Miami Beach FL 33141

Allison Rd

• 7 beds
• 9 baths
• 7,573 sqft

🏛️ NBV Mansions + Larger Homes

5,000+ sqft single-family — the larger Harbor Island and North Bay Island lots.

📍

Mansion

$9,335,000

570 S Shore Dr, Miami Beach FL 33141 – Residential

Shore Dr

• 6 beds
• 7 baths
• 5,043 sqft

Mansion

$8,800,000

470 S Shore Dr, Miami Beach FL 33141 – Residential

Shore Dr

• 6 beds
• 6.5 baths
• 4,922 sqft

Mansion

$22,000,000

857 N Shore Dr, Miami Beach FL 33141 – Residential

Shore Dr

• 6 beds
• 7.5 baths
• 6,109 sqft

Mansion

$14,999,000

535 N Shore Dr, Miami Beach FL 33141 – Residential

Shore Dr

• 5 beds
• 6.5 baths
• 5,094 sqft

Mansion

$13,599,000

6535 Allison Rd, Miami Beach FL 33141

Allison Rd

• 6 beds
• 5.5 baths
• 5,809 sqft

🏡 NBV Family Homes

3-4 BR single-family. The residential-island stock — mid-century ranch + Mediterranean.

Home

$1,290,000

775 81ST Street, Miami Beach FL 33141 – Residential

81ST

• 3 beds
• 2 baths
• 1,545 sqft

Home

$5,500,000

1920 Bay Dr, Miami Beach FL 33141 – Commercial Land

Bay Dr

Home

$1,399,000

7549 Adventure Ave, North Bay Village FL 33141 – Residential

Adventure Ave

• 3 beds
• 2 baths
• 2,078 sqft

Home

$995,000

2131 Biarritz Dr, Miami Beach FL 33141 – Residential

Biarritz Dr

• 3 beds
• 2 baths
• 1,360 sqft

Home

$6,050,000

1680 S Treasure Dr, North Bay Village FL 33141 – Residential

Treasure Dr

• 4 beds
• 4 baths
• 2,821 sqft

Home

$1,300,000

7821 Byron Ave, Miami Beach FL 33141 – Commercial Sale

Byron Ave

🌃 NBV Penthouses

Top-floor bayfront units — including the new-luxury wave.

Penthouse

$3,375,000

1930 Bay Dr # 2, Miami Beach FL 33141 – Residential

Bay Dr

• 3 beds
• 3.5 baths
• 2,551 sqft

Penthouse

$2,696,000

6103 Aqua Ave # 701, Miami Beach FL 33141 – Residential

Aqua Ave

• 4 beds
• 4.5 baths
• 2,752 sqft

Penthouse

$4,650,000

6899 Collins Ave # 403, Miami Beach FL 33141 – Residential

Collins Ave

• 3 beds
• 3.5 baths
• 3,005 sqft

Penthouse

$4,499,000

201 Aqua Ave # 801, Miami Beach FL 33141 – Residential

Aqua Ave

• 3 beds
• 3.5 baths
• 3,211 sqft

🏢 Luxury NBV Condos

1,500-2,500 sqft, 2-3 BR. Bayfront mid-rise + the new luxury cluster.

Luxury Condo

$1,750,000

7928 East Drive # 106, North Bay Village FL 33141 – Residential

East Drive

• 4 beds
• 3.5 baths
• 2,496 sqft

Luxury Condo

$750,000

7901 S Hispanola Ave # 1008, North Bay Village FL 33141 – Residential

Hispanola Ave

• 2 beds
• 2 baths
• 1,735 sqft

Luxury Condo

$995,000

6423 Collins Ave # 203, Miami Beach FL 33141 – Residential

Collins Ave

• 2 beds
• 2 baths
• 1,822 sqft

Luxury Condo

$649,000

900 Bay Dr # 527, Miami Beach FL 33141 – Residential

Bay Dr

• 2 beds
• 2 baths
• 1,540 sqft

Luxury Condo

$4,403,900

7940 West Drive # 1503, Miami FL 33141 – Residential

West Drive

• 3 beds
• 3.5 baths
• 2,402 sqft

Luxury Condo

$1,925,000

756 84th St # C, Miami Beach FL 33141 – Residential

84th St

• 2 beds
• 2.5 baths
• 1,505 sqft

🏬 NBV Starter Condos

1BR + studios. The deepest bayfront-access entry-tier in zip 33141 — and one of the best first-purchase markets on the corridor.

Condo

$830,000

6899 Collins Ave # 1704, Miami Beach FL 33141 – Residential

Collins Ave

• 1 bed
• 1 bath
• 820 sqft

Condo

$599,999

7900 Harbor Island Dr, North Bay Village FL 33141 – Residential

Harbor Island Dr

• 2 beds
• 2 baths
• 1,223 sqft

Condo

$1,225,000

6899 Collins Avenue # 1203, Miami Beach FL 33141 – Residential

Collins

• 2 beds
• 2 baths
• 1,280 sqft

Condo

$486,000

7545 E Treasure Dr # 9H, North Bay Village FL 33141 – Residential

Treasure Dr

• 3 beds
• 2 baths
• 1,302 sqft

Condo

$750,000

7918 Harbor Island Dr # 212, North Bay Village FL 33141 – Residential

Harbor Island Dr

• 3 beds
• 2 baths
• 1,336 sqft

Condo

$675,000

6801 Collins Ave # 1203, Miami Beach FL 33141 – Residential

Collins Ave

• 1 bed
• 1 bath
• 662 sqft

North Bay Village rentals

🏢 NBV Family + Premium Rentals

$3K-$6K/mo. 2-3BR bayfront condo + waterfront single-family rentals.

Luxury Rental

$4,500

6917 Collins Ave # 1404, Miami Beach FL 33141 – Residential Lease

Collins Ave

• 1 bed
• 1.5 baths
• 812 sqft

Luxury Rental

$3,150

7025 RUE GRANVILLE # 1, Miami Beach FL 33141 – Residential Lease

RUE GRANVILLE

• 3 beds
• 2 baths
• 1,100 sqft

Luxury Rental

$3,900

6362 Collins Ave # 614, Miami Beach FL 33141

Collins Ave

• 2 beds
• 2 baths
• 1,387 sqft

Luxury Rental

$3,395

401 69th St, Miami Beach FL 33141

69th St

• 2 beds
• 2 baths
• 1,299 sqft

Luxury Rental

$4,500

580 72nd Street # 1413, Miami Beach FL 33141

72nd

• 1 bed
• 1 bath
• 466 sqft

Luxury Rental

$4,600

821 84th St, Miami Beach FL 33141

84th St

• 3 beds
• 2 baths
• 1,300 sqft

🏬 NBV Standard Rentals

Under $3K/mo. 1BR + studio apartments — the workforce pool, 5 min from South Beach.

Rental

$2,700

7545 E Treasure Dr # 9B, North Bay Village FL 33141 – Residential Lease

Treasure Dr

• 2 beds
• 2 baths
• 1,074 sqft

Rental

$2,565

7830 abbott ave # 3, Miami Beach FL 33141 – Residential Lease

abbott ave

• 1 bed
• 1 bath

Rental

$1,950

8340 Harding Ave # 504, Miami Beach FL 33141 – Residential Lease

Harding Ave

• 1 bed
• 2 baths
• 843 sqft

Rental

$2,700

8101 Crespi Blvd # 404, Miami Beach FL 33141 – Residential Lease

Crespi Blvd

• 2 beds
• 2 baths
• 730 sqft

Rental

$2,170

1165 Marseille Dr # 4, Miami Beach FL 33141

Marseille Dr

• 1 bath
• 700 sqft

Rental

$1,600

6484 Indian Creek Dr # 107, Miami Beach FL 33141

Indian Creek Dr

• 1 bath
• 400 sqft

The places that make NBV, NBV

Pelican Harbor Marina + Seabird Station

1275 NE 79th Street. The Miami-Dade County-operated marina at the Village’s western edge, with 180+ wet slips, fueling, boat ramps, and the Pelican Harbor Seabird Station — the wildlife rehabilitation facility that rescues injured pelicans, herons, ospreys, and other South Florida seabirds. The Station is open for visitor tours (donation-based); kids’ field trips are popular. The marina is the boating launchpad for residents who keep small craft.

The 79th Street Causeway restaurant cluster

The causeway is North Bay Village’s restaurant row. Shuckers Bar & Grill (the venerable bayfront seafood joint, the Sunday-afternoon gathering point with sunset views, very local, slightly grungy in the best way). Benihana (the longstanding Japanese teppanyaki, family birthday institution). Solar Bistro (modern Latin). Burger Bar. Hooked on Crab. Pesca (Italian-seafood, bayfront). The cluster isn’t fine dining — it’s neighborhood-restaurant-with-water-views, which is exactly the Village’s vibe.

The bayfront sunset

NBV’s residential streets face west across Biscayne Bay toward the mainland skyline (Edgewater + Miami’s downtown). The sunsets here are spectacular — the Miami skyline silhouetted against orange + pink + violet sky, the bay reflecting both. Many NBV residents will tell you the sunset is their daily commute reward. The causeway pulloffs are popular for runners + dog-walkers + photographers at golden hour. It’s the kind of “free luxury” that doesn’t show up on listings but defines the lived experience.

The Harbor Island + North Bay Island residential blocks

The two residential islands feel like a different country from the causeway. Quiet, tree-lined streets, kids on bikes, dogs off-leash, neighbors waving from porches. The mid-century Mediterranean Revival + ranch architecture is well-preserved. Many homes have small private docks. It’s the small-town residential intimacy you don’t expect to find this close to South Beach.

Living in NBV

Schools

• Treasure Island Elementary — A-rated district public on Treasure Island.
• Nautilus Middle School — A-rated district public, adjacent Miami Beach.
• Miami Beach Senior High School — adjacent Miami Beach, A/B-rated.
• iPrep Academy + Mater Academy charter networks — multiple campuses within reach.
• Lehrman Community Day School + Hebrew Academy (RASG) — day schools in adjacent Miami Beach.
• St. Joseph Catholic School — adjacent Miami Beach K-8.
• MAST Academy — magnet 9-12 on Virginia Key.

Getting around

• 79th Street Causeway (SR-934) — the only road in/out. Connects to mainland Miami (Upper East Side, MiMo District) west, North Beach east.
• South Beach 10 min east via Collins Avenue · Brickell 18 min south via I-95.
• MIA 25 min · FLL 30 min · OPF 15 min.
• Free Miami-Dade Connect Trolley — limited service through the causeway.
• The Town is genuinely walkable within its small footprint. Bike-friendly. Boat launches at Pelican Harbor.

North Bay Village 2026 market: what we’re watching

1. The new-construction wave. Multiple new luxury condo projects in the pipeline. Pricing in the $1,000-$1,500/sqft tier — significantly above existing inventory. Will the absorption support the new baseline?
2. South Beach overflow. As South Beach pricing pushes entry buyers out, NBV captures the value-conscious “5 minutes from South Beach” demand. Watch absorption of 1BR + studio inventory.
3. SB 4-D structural reviews. NBV has a meaningful 1950s-1970s condo cluster — most are completing or have completed SB 4-D inspections. Pricing reflects building-by-building structural-record quality.
4. Insurance + flood exposure. Bayfront + island geography = real windstorm + flood-insurance cost. Premiums are a quiet drag on per-sqft pricing.
5. Treasure Island Elementary as buyer anchor. In-district priority for the A-rated elementary drives demand. Treasure Island condo inventory tightens during enrollment season.

Frequently asked questions

How safe + structurally sound is NBV condo inventory?

Building-by-building. NBV has a real 1950s-1970s condo cluster that’s now in the SB 4-D structural-review cycle. Most buildings have completed inspection or are mid-process. Some buildings are funding repair assessments; others have already remediated. Always pull the engineer’s report + reserve study + 12-month special-assessment history before offer on any pre-1990 NBV condo. The good news: NBV’s smaller scale + tighter community + active Town government means structural transparency is meaningfully better than in many comparable submarkets.

NBV vs Miami Beach vs Upper East Side?

Three different vibes. NBV = small bay-island Town, mid-century bones, 5 min from South Beach at 40-60% of South Beach pricing, small-town residential intimacy. Miami Beach = the destination — beachfront, nightlife, art scene, much higher prices. Upper East Side (MiMo + Morningside + Belle Meade across the bay on the mainland) = historic single-family + low-rise condos, more walkable urbanism, similar pricing to NBV. NBV is the bay-island middle position between mainland UES and Miami Beach.

Is NBV good for investment?

Yes for cash-flow rental investors. Strong rental demand from the South Beach workforce. Cap rates work meaningfully better than South Beach itself. The risk: SB 4-D special-assessment surprise on older buildings — minimize by buying buildings with completed remediation.

Schools serving NBV?

Public: Treasure Island Elementary (in-district A-rated), Nautilus Middle + Miami Beach Senior High (adjacent Miami Beach, A/B-rated). Charter: iPrep + Mater networks. Lehrman Community Day School + Hebrew Academy (Miami Beach). Other: St. Joseph Catholic, MAST Academy magnet.

Bitcoin purchases in NBV?

Yes. Title companies on the bay corridor are experienced with BTC closings. BTC pricing displayed on every listing.

Other Miami-Dade neighborhoods we cover

• Brickell · Coral Gables · Miami Beach · Wynwood · Coconut Grove
• Aventura · Sunny Isles Beach · Edgewater · Design District
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• Bay Harbor Islands · Surfside · North Miami Beach · Palmetto Bay