BreakThru Realty

Sell Your Home in North Bay Village

You built this home's value. Your North Bay Village selling strategy should reflect it.

Your North Bay Village Buyer May Already Be Looking

BreakThru Realty works with hundreds of prequalified buyers searching for properties. Your home may be the one a buyer is waiting to find. Tell us about your property: we review recent North Bay Village sales, discuss your goals and see whether your home fits what our buyers are looking for.

Find Out If Your Buyer Is Already Looking · Get My North Bay Village Home Value

What you receive

  • A value range built from comparable North Bay Village sales, with the reasoning
  • Whether a buyer already working with BreakThru Realty is looking for a property like yours
  • The plan that reaches the rest of the market if no buyer on file fits
  • An estimate of your selling costs and what you would keep after closing
  • Your timing, privacy and goals, worked through before anything is listed

A licensed broker checks your property against the buyers on file and the closed sales nearest it, then calls within one business day to talk it through. No fee, nothing listed and nothing shared until you decide.

Request Your North Bay Village Buyer Match Review

Tell us the address, your name, how to reach you and when you would like to sell. A licensed broker checks your property against the buyers on file and the closed sales nearest it, then calls within one business day to talk it through. No fee, nothing listed and nothing shared until you decide. Need speed over price? Request a cash offer and we put both numbers side by side.

How We Sell Each Kind of North Bay Village Home

Houses

A North Bay Village house is priced from the closed sales on its own streets, adjusted for the lot, the condition, the roof age and the impact windows, the things a buyer's insurer prices first. We gather the permit history and the wind mitigation and four point reports before launch, so the buyer's lender and insurer find no surprises.

Waterfront homes

Water first, house second: the dock length, the depth at low tide, the bridges between your seawall and the inlet and the condition of the seawall set the price. We photograph the home from the water and the air, write the dock specifications into the remarks and reach the boaters on file, because that is how they search.

Condos

The association file sells the unit: the budget, the reserve study, the milestone inspection, any assessment and the leasing rules, assembled before the listing goes live. Pricing comes from the closings in your building and the buildings it competes with, line by line, not from a citywide median.

Luxury homes

Positioned privately before anything is announced: the buyer profile, a check against the buyers already working with us, private previews where the MLS rules allow, then photography, film and the broker network. Showings by appointment for qualified buyers only, and a weekly report to you.

North Bay Village Market at a Glance

Updated October 30, 2026 from BeachesMLS.

Newest North Bay Village Homes for Sale

The 30 newest homes, condos and townhomes on the market in North Bay Village, straight from BeachesMLS. The 30 listings on this page run from $395,000 to $11,999,999, with a median of $720,000, about $466 per square foot, and they have been listed a median of 38 days.

  • The communities with the most listings here are 360 (7), North Bay Island (5), The Bridgewater (3), The Grandview Palace Cond (3) and The Lexi (3), 21 of the 30; the others are spread across 8 more communities.
  • By type: 24 condos, 5 single-family homes and 1 townhome or villa.
  • Bedrooms run from 1 to 5, a median of 2; they were built between 1955 and 2026, a median of 2007, and 2 in the last ten years.
  • 6 of the 30 have a pool, and 19 are on the water.

See every North Bay Village home for sale with map and filters.

Single-family homesCondos & townhomes
Active listings14129
Median list price$4,627,000$410,000
Median list price per sq ft$1,010/sq ft$415/sq ft
Average days on market167 days183 days
Sold in the last 90 days127
Median sold price (90 days)$1,000,000$400,000
Sale price as % of list price90.9%95.9%
Months of inventory42 months14.3 months
Median sold price vs. a year ago-90.7%-9.1%

Source: BeachesMLS. Active listings as of October 30, 2026; sold figures cover closings in the last 90 days, compared with the same 90 days one year earlier. Not an appraisal. How these figures are calculated.

What North Bay Village Homes Are Selling For

In the last 90 days the median single family home in North Bay Village closed at $1,000,000, or $642 per square foot, and the median condo or townhome at $400,000 ($372 per square foot). Sellers achieved 90.9% of their asking price on the typical single family sale and 95.9% on the typical condo sale, and 6 sales closed in the last 30 days. Your home is not the median: waterfront, a pool, a renovated kitchen or a top floor view all move the number, which is what the valuation is for.

Is Now a Good Time to Sell in North Bay Village?

143 homes and condos are competing for buyers in North Bay Village today, 3 of them new this week, and 10 are already under contract. Single family homes have 42 months of inventory and condos 14.3 months, which makes the single family side a buyer's market. Homes that closed took 20 days on average to go under contract (condos 88 days). In a market with fewer than four months of supply, a correctly priced home draws multiple showings in its first two weeks; in a slower one, pricing and presentation decide whether it sells at all.

Selling a Home in North Bay Village

Your North Bay Village buyer may already be looking. BreakThru Realty works with hundreds of prequalified buyers searching for properties. Each one tells us the areas, the price range, the property type and the features they want, and we keep that on file. Before you list, a broker checks your home against those requests and prices it from recent MLS sales near it, and if no buyer on file fits, the plan reaches the rest of the market. Your North Bay Village buyer may already be looking. BreakThru Realty works with hundreds of prequalified buyers searching for properties, and before you list, a broker checks your residence against what the buyers already working with us have asked for: a bay view, a particular building, a boat slip or a private dock, a house on Treasure Island or behind the gate of North Bay Island, and the budget, then reaches out to the buyers it fits. Your home may be the one a buyer is waiting to find. If no buyer on file fits, the plan that reaches the rest of the market begins with the MLS listing that reaches cooperating agents, priced from the closed sales in your building and line, or for a house from bayfront and interior sales with the same frontage, dock and elevation. Buyers here also look in Miami Beach, Bay Harbor Islands and the Upper East Side, so the comparison has to be right. Then the strategy follows your objectives: your timing, your price and your next move. Request Your Property Valuation for a first number, ask for a full comparative market analysis when you are ready to list, or ask about a cash offer for a fast sale as is.

How to Choose a Listing Agent in North Bay Village

Interview more than one, and ask each the same questions. Which recent North Bay Village sales support the price they suggest, and can you see them? How will they market your particular home, and to which buyers? Who handles showings, offers and negotiation day to day? What does the listing agreement say about term, fees and cancellation, and who reviews the contract? Then choose the agent whose pricing you can check against closed sales, not the one with the highest number or the lowest fee. Experience with your type of home matters: a waterfront estate, a condo in a building with an assessment and a starter home in a gated community are sold to different buyers in different ways.

Selling a Luxury Waterfront Home in North Bay Village

A waterfront sale in North Bay Village is priced on the water first: ocean access and fixed bridges, dock length and water depth, the age and condition of the seawall, frontage, exposure and the view, then the house. Comparable sales are fewer and further apart than on dry lots, so the valuation reads the closed waterfront sales across the city, not the street. Marketing reaches the boating and out of state buyers who pay for that water, with photography that shows the dock and the approach, and showings and buyer qualification are handled with the discretion a high value home needs; a private, off market listing is an option we explain before you choose. The guides on selling a waterfront home and selling a luxury home go into the detail.

How BreakThru Realty Sells Your Home

First, the buyers already working with us: breakThru Realty works with hundreds of prequalified buyers searching for properties. A broker checks your home against what they have asked us to find before anything is announced. Then a written pricing analysis from the North Bay Village sales that match your home, not a citywide average. Professional photography, video and floor plans, staging guidance, and a listing syndicated to every major portal and every BeachesMLS agent. Showing coordination, offer review and broker level negotiation through inspection, appraisal and closing. No upfront fees; the commission and the plan are agreed in writing before your home goes live.

Need to Sell Fast? A Guaranteed Cash Offer

Some homes deserve the open market and some sellers need certainty. Through Neighborhood Cash Buyers, BreakThru can deliver a written cash offer on your North Bay Village home within 24 hours of a walkthrough, with no repairs, no showings and a closing date you choose. We show the listing estimate and the cash offer side by side so you can see the difference in net proceeds and decide.

What North Bay Village Homes Are Worth Right Now

The median single family home in North Bay Village closed at $1,000,000 in the last 90 days, or $642 per square foot. The median condo or townhome closed at $400,000 ($372 per square foot). Single family sellers achieved 90.9% of their asking price. Those are medians of everything that sold. They tell you where the market is, not what your home is worth: half of all sales closed above them and half below, for reasons a valuation has to account for one by one.

What Moves a Home's Value in North Bay Village

In North Bay Village the biggest differences come from the property's setting: on the water, the dock and lift, the depth at low tide, the width of the canal and whether a fixed bridge stands between the dock and the inlet, which can move two otherwise identical homes a long way apart; and behind a gate, what the association fee covers and how well the association is funded. Everywhere in South Florida, a buyer's insurer prices the roof's age, the windows and doors (impact rated or not) and the wind mitigation report, and a buyer's lender looks at the flood zone and the elevation certificate, so two homes of the same size can carry very different monthly costs and sell for different prices. Open or expired permits, unpermitted additions and the condition of the kitchen, the baths and the air conditioning do the rest.

An Online Estimate Versus a Broker's Valuation

An automated estimate reads public records and recent sales by distance and size. It cannot see a renovation, a view, a seawall, a roof replaced last year or a special assessment about to be levied, and in a city where neighboring streets sell for very different prices it is often wrong by more than the cost of a mistake in pricing. A broker's valuation starts from the closed sales that truly match your home, adjusts each one for what is different, and checks the result against the homes you would compete with today.

How to Get Your North Bay Village Home Value

Enter your address on this page. A BreakThru Realty broker pulls the matching North Bay Village closings from BeachesMLS, adjusts them for your home, and calls you within one business day with a written value range and the sales behind it. It is free and carries no obligation. If you are thinking of listing, we extend it into a full comparative market analysis and an estimate of your net proceeds; if you need speed instead, we can put a guaranteed cash offer beside it so you can compare the two numbers.

What North Bay Village Buyers Pay Extra For

What a North Bay Village home is worth begins with the bay. For a house, the frontage on open water, the dock, the seawall, the elevation and whether the house is new, renovated or a lot to rebuild lead the price, and a bayfront lot outranks an interior one. For a condominium, the building leads: its age, its amenities, its reserves and its inspection status, then the line, the floor and the view, with the Miami skyline and wide bay views priced above a view of the next building. A deeded boat slip, a second parking space and a renovated interior follow.

Which Parts of North Bay Village Are Moving

What is moving in North Bay Village is rebuilding on two fronts. On Treasure Island and North Bay Island, fifties houses are giving way to new modern homes built to current flood elevation, and each completion resets what the older bayfront houses beside it are measured against. In the condominiums, the older buildings are working through the state milestone inspection and reserve rules, while Shoma Bay adds new units on the causeway, and buyers now separate a building whose concrete repairs are done from one where they are still ahead. Each new closing in the village goes into our comparisons as it records.

Before You Ask for a North Bay Village Valuation

A North Bay Village valuation is sharper when the documents buyers will request are already in hand. For a house, that means the survey, the elevation certificate, the seawall and dock permits, the roof age, the wind mitigation report and the permits for any pool or addition. For a condominium, gather the association budget and reserve study, the milestone inspection report, any notice of an assessment, the rules on leasing and pets, and which parking spaces and boat slip belong to the unit. With those in hand, request your property valuation and we price your North Bay Village home from the sales in your building, or on your island, that truly match it.

What a Listing Agent Does for a North Bay Village Seller

A listing agent sets the launch price from closed sales, prepares the home and the paperwork before it goes live, puts it in front of every buyer's agent through BeachesMLS and the portals, manages showings, and then negotiates: the offer, the inspection requests, an appraisal that comes in short, and the dates. Most of the money is made or lost in two places, the price the home is launched at and the negotiation after inspection, which is why both are worth asking about before you sign.

Questions to Ask Before You Sign a Listing Agreement

Which closed sales did you use for this price, and what did you adjust for? What will you do in the first fourteen days, and what happens if there is no offer by then? Who takes the photographs and video, and may I see a recent listing of yours? How do you handle showings, feedback and multiple offers? What is the commission, what does it include, how long is the agreement, and how can I end it? Have you sold in my building or community, and do you know its approval process and documents? An agent who prices from evidence answers all of them without hesitation.

How BreakThru Realty Markets a North Bay Village Home

Every listing gets a written pricing analysis from matching North Bay Village sales, professional photography, video and a floor plan, staging guidance, syndication to every major portal and every BeachesMLS agent, and its own page on this site. Beyond that the plan follows the property: for a waterfront home, aerial video of the route to the inlet and the dock specifications (length, lift capacity, depth, bridge clearance) written into the listing, because boaters search on them; and for a club or gated community, the membership terms and fee schedule set out plainly, so a buyer knows the full cost before the showing. You hear the feedback from every showing, and a licensed broker negotiates the contract with you.

The North Bay Village Market Your Agent Has to Price Against

143 homes and condos are for sale in North Bay Village today, 3 of them new this week, and 10 are under contract. Single family homes have 42 months of inventory and took 20 days on average to go under contract. A listing agent's price has to win against that competition in its first two weeks, when a new listing gets most of its attention; a price that needs a reduction later usually nets less than the right price would have on day one.

Commission, in Plain Terms

Commission is not set by law or by any board; it is negotiable and agreed in writing in the listing agreement before anything else happens. There are no upfront fees with BreakThru Realty: photography, video, marketing and showings are included, and the commission is paid from the proceeds at closing. Whether you offer anything toward a buyer's broker is your decision, made with your agent as part of the pricing strategy, and we show you the net proceeds under each choice before you decide.

Marketing a Home in North Bay Village Specifically

Marketing a North Bay Village home starts with the buyers already working with BreakThru Realty: before the listing goes live, a broker checks the residence or the house against their requirements, from a bay view in a particular building to a dock on Treasure Island, and reaches out to the ones it fits. The listing then states what buyers here ask first: the view and exposure, the slip or dock, the building's inspection and reserve position, the fee and the leasing rules, or for a house, the elevation and the seawall. Cooperating agents see it through the MLS and the sites it feeds, and every recommendation we make comes with the evidence behind it.

Pricing a Listing Street by Street in North Bay Village

Pricing in North Bay Village is done building by building and lot by lot. A condominium is priced from sales in its own building by line, floor and exposure, because a skyline view and a view of the next tower trade far apart, and an older building is never priced from the towers. A Grandview Palace unit is priced with or without a slip. A house on Treasure Island or North Bay Island is priced on its frontage, its dock, its elevation and whether a buyer will keep it or rebuild, which is why two houses on one drive can differ widely. We price from those matched North Bay Village sales.

Who Is Buying in North Bay Village

Buyers in North Bay Village come for the water and the location between Miami and Miami Beach. Professionals who work downtown or in Brickell buy tower units with bay views, boaters buy houses with docks or units with a slip, and buyers from elsewhere in the country and abroad buy second homes or units to lease. Builders and buyers who want a new house look for bayfront lots to rebuild on Treasure Island and North Bay Island. Many weigh North Bay Village against Miami Beach, Bay Harbor Islands and Edgewater, so a listing has to show the view, the building's finances and the water clearly.

Recently Sold in North Bay Village

The newest closings in North Bay Village, with the sale price, closing date and days on market for each.

Recently sold homes in North Bay Village

What Is Your North Bay Village Home Worth?

Request a free valuation built on recent North Bay Village sales, or a full comparative market analysis before you list. No fee, no obligation, and a licensed broker answers within one business day.

Selling in North Bay Village: Frequently Asked Questions

What is my North Bay Village home worth?
It depends on what homes like yours have closed for. The median North Bay Village single family sale in the last 90 days was $1,000,000 and the median condo or townhome $400,000, but your value comes from the closed sales that match your street, size, condition and features. Request the free valuation on this page and a broker builds it from those sales, with a full comparative market analysis if you are thinking of listing.
How long does it take to sell a home in North Bay Village?
Single family homes that closed in North Bay Village in the last 90 days had been on the market 20 days on average, condos and townhomes 88 days. Well priced homes go under contract in the first few weeks; from contract to closing, financed buyers usually need 30 to 45 days and cash buyers can close in two. Condos add association approval, which we start on day one.
What does it cost to sell a home in North Bay Village?
The commission is agreed in writing before the listing goes live and there are no upfront fees; photography, video, marketing and showings are included. At closing, Florida charges a documentary stamp tax on the deed, customarily paid by the seller, along with title and settlement fees and any association estoppel fee for a condo or HOA. We prepare a net proceeds estimate so you know what you will take home before you decide.
Should I list my home or take a cash offer?
List it if you can give the sale a few weeks and want full market value: North Bay Village sellers achieved 90.9% of asking on the typical single family sale in the last 90 days. Take the cash offer if you need a certain closing date, cannot make repairs or do not want showings. We put both numbers side by side, and you can keep the cash offer as a backup while the home is listed.
Do condos sell differently from houses in North Bay Village?
Yes. The median condo or townhome in North Bay Village closed at $400,000 against $1,000,000 for a single family home, with 14.3 months of condo inventory versus 42 for houses, and condo buyers weigh the association fee, the reserve study, the milestone inspection and the rental rules as much as the unit. We assemble those documents before the listing goes live so the buyer's questions are answered on day one.
Do you already have a buyer looking for a property like mine in North Bay Village?
BreakThru Realty works with hundreds of prequalified buyers searching for properties. Each one tells us the areas, the price range, the property type and the features they want, and we keep that on file. Whether one of them fits your home is something a licensed broker checks for your property specifically, before the call. Your home may be the one a buyer is waiting to find; we confirm it before we call it a match, and a potential match is a conversation, not an offer.
How will you reach the right buyers?
First, the buyers already working with us whose requirements your home fits. Then the rest of the market: professional photography, video and floor plans, the MLS and every portal it feeds, cooperating brokers across South Florida, and direct outreach to the buyers most likely to pay for what you own. You receive the plan in writing and a report of inquiries, showings and feedback while the home is listed.
Do I have to list with BreakThru Realty after requesting a review?
No. The review is yours to keep, nothing is listed and nobody is told you asked. If you decide to sell, you choose who represents you and when.
How do you market waterfront, luxury and condo properties differently in North Bay Village?
A waterfront home is priced on the water first: the dock, the depth, the bridges on the way to the inlet and the seawall, and it is photographed from the water and the air for the boaters who search on those details. A luxury home is positioned privately before it is announced, with the buyer profile, the private previews and the broker network set out in writing. A condo sale starts with the association file, the budget, the reserve study, the milestone inspection and the leasing rules, assembled before the listing goes live so a buyer's questions are answered on day one.
How much is my house worth in North Bay Village?
The median North Bay Village single family home closed at $1,000,000 in the last 90 days and the median condo or townhome at $400,000, but your home is not the median. Its value comes from the closed sales that match its street, size, condition and features. Enter your address on this page and a broker sends you a written range with the sales behind it, free.
What is the average price per square foot in North Bay Village?
The median sold price per square foot in North Bay Village over the last 90 days is $642 for single family homes and $372 for condos and townhomes. It falls as homes get larger and rises with water, view and renovation, so it is a way to compare similar homes rather than a way to price one.
How accurate are online home value estimates?
They are a starting point. An automated estimate cannot see a renovation, a view, a seawall, a new roof or a pending assessment, and in North Bay Village those are most of the difference between two homes of the same size. A broker's valuation uses the same closed sales a buyer's appraiser will use and adjusts each for what is different.
Are North Bay Village home values going up or down?
The median single family sold price in North Bay Village is down 90.7% on the same 90 days a year ago, and condos and townhomes are down 9.1%. The North Bay Village housing market report linked on this page shows twelve months of closings month by month.
Does a home valuation cost anything?
No. The valuation is free and carries no obligation to list. It is a broker's opinion of value built from recent closed sales, not an appraisal; a lender will order its own appraisal when a buyer finances the purchase.
How do I choose a listing agent in North Bay Village?
Ask each agent for the closed sales behind their suggested price and what they adjusted for, their plan for the first fourteen days, who produces the photography and video, how they handle multiple offers, and how you can end the agreement. Choose the one who prices from evidence rather than the one who names the highest number; an overpriced listing in North Bay Village sits, and a listing that sits sells for less.
How much commission do realtors charge in North Bay Village?
Commission is negotiable and is not set by law or by any board. It is agreed in writing in the listing agreement before the home goes live, and with BreakThru Realty there are no upfront fees: it is paid from the proceeds at closing. We show you an estimate of your net proceeds alongside it, so you are comparing what you keep, not just a rate.
What should I do before I list?
Find out the roof's age, close any open permits, gather the survey, the elevation certificate and the wind mitigation report if you have them, and for a condominium request the association's documents, budget and inspection reports. Those are what a South Florida buyer's insurer and lender ask for, and having them ready keeps a contract from falling apart in its first two weeks.
Can I cancel a listing agreement?
Ask before you sign. A listing agreement runs for a fixed period and sets out how it can be ended. We explain the term and the cancellation provision in plain words before you sign ours, and we would rather release a seller who is unhappy than hold them to a date.

More for North Bay Village Sellers

Selling With BreakThru Realty

More North Bay Village Real Estate

North Bay Village Homes by Price Range

North Bay Village housing market report · North Bay Village Rentals: Homes & Apartments for Rent