Living in North Bay Village: Island Life on Biscayne Bay Between Miami Beach and the Mainland
A lifestyle guide to North Bay Village, the island municipality on Biscayne Bay between Miami Beach and the mainland, and the two new developments now in pre-construction there. For listings, rentals and price data, see our market page.
North Bay Village is easy to drive through without noticing. It sits on small islands in Biscayne Bay, strung along the causeways that link Miami Beach to the mainland, and for most of the past two decades it has been a quiet residential market of mid-2000s condominium towers. Two new developments in pre-construction, Continuum Club & Residences and Pagani Residences, have put it on new-development shortlists. This guide covers what living there looks like, how the area connects to its neighbors, and what to check before you buy. For building-by-building listings, rentals and recent sales, our North Bay Village market page carries the live data, so we don’t repeat it here.
Request floor plans and pricing for North Bay Village new developments
Where North Bay Village sits
North Bay Village is its own small municipality, not a Miami neighborhood. It occupies islands on Biscayne Bay between the 79th Street Causeway and the Kennedy Causeway (also called the JFK Causeway), and both causeways connect it to Miami Beach to the east and the mainland to the west. That geography is the core of the lifestyle. Residents can reach Miami Beach in one direction and the mainland, including Edgewater, in the other, without living on either.
Being between two better-known places has trade-offs worth thinking through. The causeways are the only way in and out by car, so drive the route at the hours you’d actually use it before you commit. Ask about evacuation routes and how the building operates during storms, since an island address depends on its bridges. And spend time on the islands in the evening and on a weekend to get a sense of the pace, which is quieter than either neighbor.
Suits buyers who want to be on the water between Miami Beach and the mainland, and who are comfortable with causeway access as part of daily life.
The existing condominium stock
Most of North Bay Village’s existing condominium buildings were completed in a short window, between 2003 and 2009, according to our market data. Buildings are clustered along East Drive and West Drive and on the bayfront edges of the islands. That single build cycle shapes the resale market: buyers are mostly choosing among buildings of similar age and construction era, rather than across decades of product.
Building age matters for a resale purchase in Florida. Ask any building you’re considering for its most recent milestone inspection status, its structural integrity reserve study and the current reserve funding plan, and read the association’s recent meeting minutes for planned projects or special assessments. Our guide to Florida’s condo safety law and new construction explains how those requirements apply, and the condo HOA fees guide covers how assessments and fees are set. Live counts of active listings, rentals and closed sales by building are on the North Bay Village market page.
What’s new: two developments in pre-construction
For more than a decade after its last towers were finished, North Bay Village had no new residential towers in the pipeline. That changed with two projects now in pre-construction, which mark the first new-development wave the area has seen since the 2000s.
Continuum Club & Residences
Continuum Club & Residences plans 236 residences and penthouses at 1755 79th Street Causeway. It is designed by Bernardo Fort-Brescia of Arquitectonica, and our project page describes 300 linear feet of waterfront and a landscaped Island Walk promenade. The developer describes it as the first luxury branded condominium development in North Bay Village since the area’s 2020 rezoning. Our project page lists pricing upon request; ask HL Real Estate Group for the current price sheet and availability.
When you request materials, ask for the residence collections and floor plans currently released, the amenity plan and its square footage, the deposit schedule, and the rental rules as written in the condominium documents. Ask, too, how the Island Walk promenade is used and whether it is open to the public or reserved for residents.
Suits buyers who want a larger new waterfront community on the 79th Street Causeway side of North Bay Village, with a promenade along the bay.
Pagani Residences
Pagani Residences plans 70 residences in a 30-story bayfront tower in North Bay Village. Pricing is on request, and the project is in pre-construction. Pagani is the Italian hypercar house, and our project page describes this as the first residential project curated by Pagani; our Pagani Residences buyer guide collects the published details, sources and open questions in one place.
With 70 residences, Pagani is the smaller of the two projects. Ask for the floor plans released to date, the residences per floor, the amenity plan, delivery timing and the deposit schedule, and confirm each one on the current sheet rather than on older press coverage.
Suits buyers who want a smaller branded bayfront tower in North Bay Village and are comfortable buying early in pre-construction.
Living on the bay
Much of North Bay Village’s appeal is the water on every side. Bay views run west toward the mainland skyline and east toward Miami Beach, depending on the building and the line, so exposure deserves the same attention here as it does on a mainland bayfront. Before you choose a residence, ask which direction the main living areas and terraces face, whether the view could change with future construction, and how the plan handles morning and afternoon sun. Our oceanfront, bayfront and Intracoastal buyer guide explains how bayfront living differs from oceanfront and Intracoastal product.
If you keep a boat, don’t assume dockage comes with a waterfront address. Ask whether the building offers slips, whether they are deeded, leased or assigned, what size vessels they take, and what the rules say about guest boats and charters. Ask the same questions about kayak and paddleboard storage, and about access to the water from the building’s own edge.
North Bay Village and its neighbors
North Bay Village sits between two markets with very different stories. Edgewater, across the bay on the mainland, has added new towers steadily for the past decade. Miami Beach, to the east, offers the beach and a deep mix of older and newer buildings. North Bay Village has been a resale market for most of that period, and the two new projects are its first new-development cycle in years. Buyers weighing the area can compare it with both neighbors on location, building age, water access and price, and our market pages for Edgewater and Miami Beach cover each in turn.
What to check before you buy
For a pre-construction purchase at Continuum or Pagani, request the current price sheet, floor plans, deposit schedule, estimated delivery, budgeted association fees and rental rules, and read the purchase agreement and condominium documents with your attorney. For a resale in an existing building, add the milestone inspection, reserve study and recent minutes noted above. Our guide to resale versus pre-construction in South Florida walks through the differences, and the due diligence checklist lists the documents to gather.
Request a document package for Continuum Club & Residences and Pagani Residences
FAQ: Living in North Bay Village
Where is North Bay Village?
North Bay Village is a small waterfront municipality on islands in Biscayne Bay between Miami Beach and the mainland. It sits between the 79th Street Causeway and the Kennedy Causeway, so residents can reach Miami Beach to the east and the mainland to the west by bridge in either direction.
What new developments are planned in North Bay Village?
Two projects are in pre-construction. Continuum Club & Residences plans 236 residences and penthouses at 1755 79th Street Causeway, designed by Arquitectonica. Pagani Residences plans 70 residences in a 30-story bayfront tower. Confirm current pricing and availability for both with HL Real Estate Group before scheduling visits.
How old is the existing condo stock in North Bay Village?
Most existing condominium buildings in North Bay Village were completed between 2003 and 2009, according to our market data. That makes the two new projects a notable change in the area’s housing stock. Our North Bay Village market page tracks active listings, rentals and recent sales by building.
How do you get to and from North Bay Village?
North Bay Village is reached by the 79th Street Causeway and the Kennedy Causeway, which both connect to Miami Beach and the mainland. Because the causeways are the only road access, drive your regular routes at peak hours and ask each building about its storm and evacuation procedures before you buy.