Skip to content
Jessica SoninoRealtor® · The Bograd Team

Miami-Dade County

North Bay Village

Three Biscayne Bay islands between Miami and Miami Beach, along the 79th Street Causeway.
Search North Bay VillageBook a consultation

North Bay Village is a group of small Biscayne Bay islands between Miami and Miami Beach, with water on every side and a mix of single-family homes and condominium buildings connected by the 79th Street Causeway, also called the John F. Kennedy Causeway. The village incorporated on August 1, 1945.

The village is made up of three islands, Harbor, North Bay and Treasure, created by dredging and bulkheading in the 1940s. The streets on Treasure Island take their names from Robert Louis Stevenson’s novel, which is why addresses include names such as Cutlass and Buccaneer.

Recent decades have brought high-rise residential buildings and new waterfront construction, and Jessica Sonino and The Bograd Team have marketed new construction at 7516 Bounty Ave and 7509 Buccaneer Ave. Anyone buying here should look into the village’s vacation rental licensing, the condominium buildings, the flood zone and any new development nearby.

Quick facts

Location
Three islands, Harbor, North Bay and Treasure, in Biscayne Bay between Miami and Miami Beach
Known for
Bay views, restaurants and new waterfront construction
Housing
Single-family homes and multi-family condominiums, with newer high-rise and new-build projects
Getting around
The 79th Street Causeway (John F. Kennedy Causeway) to Miami and Miami Beach
Beach and water access
Extensive Biscayne Bay frontage; the ocean beaches of Miami Beach are across the causeway

Updated October 9, 2026

What the homes are like.

A general picture of what you’ll find here. For current availability and prices, just ask me.

  • Single-family homes and new construction

    The village has a mix of single-family homes and multi-family condominiums, and new modern homes are appearing on island streets. Prices vary by property type: new waterfront homes generally sit at the higher end of the village, condominium units offer more entry points, and older homes vary with lot size, elevation and condition. For new-build homes, ask for the plans, permits, elevation and seawall details.

  • Condominium buildings and Harbor Island

    Multi-family condominium buildings are a major part of the village. Tula Residences, a 21-story, 54-unit condominium at 7918 West Drive, was described as the first new development on Harbor Island in a December 23, 2025 announcement by its lender, S3 Capital, covered by IREI. Confirm the current construction and delivery status with the developer.

  • Large-scale redevelopment on Treasure Island

    In October 2022 the village council voted 3 to 2 to approve amended height limits and a Sunbeam Properties plan for a 12.9-acre site along the 79th Street Causeway on Treasure Island. The plan includes 1,936 residential units, office and commercial space, a hotel and a marina, according to Commercial Observer. Designs, phases and timing can change, so ask the village for current approvals before making assumptions about views, construction or traffic.

Where I’ve worked here.

Properties I’ve listed, sold or leased here, as announced by me and The Bograd Team.

Properties are marketed by The Bograd Team. Availability and prices change.

All properties

What daily life looks like.

What there is to do around here, from beaches and parks to dining, culture and getting around.

  • Restaurants and the waterfront

    The village says it is home to several of South Florida’s most popular restaurants, and the islands’ frontage on Biscayne Bay gives many streets water and skyline views. Ask about dock access, seawalls and boat size limits for any waterfront property you are considering.

  • Parks and recreation

    The village lists two playgrounds and a dog park, and its community programs include soccer and pickleball and padel court facilities.

  • Getting around

    The 79th Street Causeway connects the three islands and links the village to Miami’s mainland neighborhoods to the west and to Miami Beach to the east, so both are a short drive. Most residents drive, so ask each building about parking and guest access.

Before you commit.

These are notes for buyers, renters and sellers. Rules and costs change, so I’d always confirm the current details for any specific property.

  • Vacation rental licensing

    North Bay Village defines a vacation rental as an individually or collectively owned single-family house or dwelling unit rented more than three times a year for less than 30 days at a time. It applies its rules in the RS-1, RS-2, RM-40 and RM-70 zoning districts. The village requires an annual license filed before October 1 that expires September 30, along with state registrations, a local business tax receipt and safety documentation, and fines escalate for repeat violations. Condominium associations may be stricter, so verify the village’s current rules and the building’s documents before you buy for rental use.

  • Condo associations, inspections and reserves

    Ask for the declaration, rules, budget, recent minutes and an estoppel certificate, and ask whether the board approves buyers or tenants. Florida’s condominium safety laws, SB 4-D in 2022, SB 154 in 2023 and HB 913 in 2025, apply to buildings of three habitable stories or more, according to the state condominium division. Ask for the latest milestone inspection summary and structural integrity reserve study as well. Section 718.503 lists those documents among the items resale buyers should receive, and contracts signed after December 31, 2024 carry related language. Have your attorney confirm what applies to the building.

  • Flood zones and insurance

    The village sits on islands in Biscayne Bay, so ask for the FEMA flood zone of any address. Miami-Dade County explains that AE and VE zones are Special Flood Hazard Areas where flood insurance is required for federally backed mortgages, and it offers an online lookup and a phone line. For houses, ask for the elevation certificate and seawall condition, and for condominiums, ask what the master policy covers. Get quotes for your own flood and wind coverage before closing.

  • New construction and redevelopment

    When buying from a developer, section 718.503 requires a notice that you may cancel within 15 days after signing and receiving the required documents. Have an attorney review the contract, deposit terms and delivery schedule, and remember that completion dates can move. With large projects planned on Treasure Island, ask what is approved, what is under construction and how it could affect nearby properties.

Common questions.

Where is North Bay Village?

North Bay Village is in Miami-Dade County on islands in Biscayne Bay between Miami and Miami Beach, and the 79th Street Causeway, also called the John F. Kennedy Causeway, connects it to both.

What islands make up North Bay Village?

The village is made up of three islands, Harbor Island, North Bay Island and Treasure Island, which were created by dredging and bulkheading in the 1940s.

Does North Bay Village allow short-term rentals?

The village regulates vacation rentals through an annual license in certain zoning districts, with a filing deadline before October 1 each year. Condominium buildings can set stricter rules, so check both the village’s rules and the association’s documents.

Are there new construction homes in North Bay Village?

Yes. Jessica Sonino and The Bograd Team have marketed new modern homes at 7516 Bounty Ave and 7509 Buccaneer Ave, and availability and pricing change, so ask for current details.

What is planned for Treasure Island in North Bay Village?

In October 2022 the village council approved amended height limits and a Sunbeam Properties plan for a 12.9-acre site on Treasure Island with residences, office and commercial space, a hotel and a marina. Plans and timing can change, so check current approvals with the village.

Are North Bay Village properties in a flood zone?

It depends on the address. Miami-Dade County uses FEMA flood maps and offers an online lookup, so check the zone, ask for the elevation certificate on houses and ask what a condominium’s master policy covers.

Do North Bay Village condo buyers need association approval?

It depends on each association’s declaration. Many buildings review buyers or tenants, so ask early about the process, timeline and any fees.

Keep exploring.

Guides to the neighboring areas, each with its own housing, daily life and notes for buyers.
All neighborhood guides

Let’s look at North Bay Village together.

Tell me what you’re looking for and I’ll follow up personally. I’m Jessica Sonino, a Realtor® with The Bograd Team.

Phone or email, whichever you prefer.

Pre-approved for financing

Read how your information is handled in the privacy policy.

Sources

The information here is general and was researched on October 9, 2026, so please verify the details with the city, the association and your attorney.

CallTextHome value