ADDRESS-SPECIFIC BUYER GUIDE
North Bay Village new developments
The neighborhood's next chapter is being shaped by several different projects rather than one isolated tower. Continuum Club is under construction, Shoma Bay is advancing as a mixed-use condominium, Pagani Residences brings a smaller branded product to Harbor Island, and Sunbeam's approved plan is a much larger, phased district-scale redevelopment.
Continuum Club and the Continuum Waterfront District
Continuum Club & Residences is the first residential phase of a broader waterfront vision. Buyers should separate the condominium now under construction from later district components, then compare the exact residence, contract, deposit schedule, expected delivery, marina and amenity rights, carrying costs and surrounding construction.
Sunbeam North Bay Village: the largest long-term change
Sunbeam's plan covers approximately 13 acres and proposes a major mix of housing, hospitality, restaurants, neighborhood retail, public open space and bay access. It is a long-horizon master plan rather than one condo building, so approved scope, phasing and current project status matter more than promotional renderings or a single projected date.
Shoma Bay and Pagani Residences
Shoma Bay combines condominium residences with daily retail in a larger mixed-use project, while Pagani Residences is positioned as a more boutique branded waterfront offering. They serve different buyers and should be compared on scale, privacy, services, completion status, deposit exposure and resale competition.
How to buy into a neighborhood still being built
Start by sorting opportunities into under construction, approved or longer-term planned development. Then review the developer, contract, escrow and deposit structure, cancellation and extension rights, construction financing, estimated completion, association budget, adjacent parcels and the view that could remain after the full pipeline is delivered.
Properties and buildings to compare
| Property or building | What to compare |
|---|
| Continuum Club & Residences | 1755 JFK Causeway; under construction on the north waterfront |
|---|
| Sunbeam / Isle of Dreams | 1400 JFK Causeway; first phase of an approved, phased mixed-use master plan |
|---|
| Shoma Bay | 1850 JFK Causeway; mixed-use condominium with neighborhood retail |
|---|
| Pagani Residences | 7940 West Drive; boutique branded waterfront project on Harbor Island |
|---|
| Cielo on the Bay | 7935 East Drive; existing bayfront alternative |
|---|
| Eloquence on the Bay | 7930 East Drive; existing bayfront alternative |
|---|
| 360 Condominium | 7900 Harbor Island Drive; existing marina community |
|---|
