Guides · North Miami Beach
The mainland city between Miami and Aventura
North Miami Beach is the mainland city between Miami and Aventura, east of the Golden Glades interchange and west of the Intracoastal, with the Eastern Shores peninsula running down to the bay. It is a corridor market of condos, waterfront enclaves, and new towers, with Aventura's mall and waterfront minutes away and its own growing pipeline along Biscayne Boulevard. Buyers come for value relative to the coastal towns and quick access to the Aventura economy.
The question to ask
Do you want the lower entry price and the Aventura-adjacent location, and which side of the corridor, mainland or waterway, fits your needs?
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Plan a visitThe lifestyle
What a typical week looks like here.
A corridor between Miami and Aventura with both within minutes
Eastern Shores' waterfront enclaves on the Intracoastal
New towers along Biscayne Boulevard coming out of the ground
The Golden Glades interchange for county-wide commuting
Value relative to the barrier-island towns to the east
Before you buy
What to know before you make an offer in North Miami Beach.
Every town has its fine print, and the fine print is where real estate mistakes live. These are the things buyers in North Miami Beach learn by their second transaction; Kelby covers them on the first.
The city mixes older stock and new towers: compare building age, fees, and reserves individually
Waterfront enclaves carry flood insurance expectations
New towers are delivered and presale at once, so timelines vary unit to unit
School assignments run through Miami-Dade County Public Schools; verify by address
Verified · North Miami Beach
Community facts, verified at the source.
The details below are drawn from public research, with clickable source links for every claim, verified October 2026. Where a number cannot be verified, it reads “Contact for current information” and the answer is one call away.
Nexo and Koya Bay, delivered product
Nexo Residences, Fortune International and Blue Road's 15-story, 254-residence tower at 13899 Biscayne Boulevard, completed in September 2026 with listings from about $664,000. Koya Bay, Macken's ten-waterfront-home enclave at 4098 NE 167th Street in Eastern Shores, completed around Q1 2024 with launch pricing from about $2.5 million.
Sources · verified October 2026
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