Hundreds of new condos, a redeveloped Deauville Hotel site and more than $1 billion in combined investment are transforming North Beach from a quiet stretch of sand into one of Miami Beach's busiest residential development corridors.

Eight major residential projects are underway, planned or recently completed in the neighborhood between 65th Street and 87th Terrace, according to a development snapshot published by The Real Deal. Prices range from $550,000 to more than $6 million, with the first deliveries expected in early 2027.

A 2018 rezoning opened the door for taller towers

The catalyst was a 2018 Town Center District ordinance, backed by a 2017 voter referendum, that granted developers height and density incentives and allowed greater rental flexibility in a neighborhood historically restricted by its hotel market. The original 2016 master plan envisioned buildings up to 125 feet; the 2018 regulations allowed towers as tall as 200 feet, with a waiver permitting heights up to 220 feet on certain larger sites north of 71st Street, according to the Miami Herald. More than 1,300 residential units are now coming to the rezoned Town Center area, roughly 69th to 72nd Street between Indian Creek Drive and Collins Avenue, along with ground-floor retail, hotel rooms and parking garages.

Six developers are driving North Beach's building boom

Witkoff Group is developing Ocean Terrace Residences Miami Beach at 740 Ocean Terrace with partner Ocean Terrace Holdings. The 76-residence project spans an entire city block with a 20-story condo tower, a 42-key luxury hotel, 15,000 square feet of retail and 350 feet of ocean frontage. Prices start above $6 million. Sales launched in 2025 and are approaching $400 million, according to Alex Witkoff. Completion is slated for 2029.

"Miami Beach is shedding its 'pure play-party culture' from a decade-plus ago," Witkoff told The Real Deal. "I see the future of North Beach as a place that's much more led by families coming in and people moving here full time."

Lefferts, founded by Mendy Chudaitov, has committed roughly $730 million across three North Beach projects. Its 22-story, 206-unit 72 Park tower began closings in 2025 and was the neighborhood's first new condo in five years. Now under construction: PALMA Miami Beach Residences at 600 71st St. (14 stories, 126 units, prices from $650,000, 75% sold, delivery late 2027) and 72 Carlyle at 600 72nd St. (20 stories, 134 units, prices from about $1.1 million, delivery late 2028).

Constellation Group, The Boschetti Group and Vietmar topped off Ella Miami Beach at 6940 Abbott Ave. in March 2026 after securing a $42.3 million construction loan. The 10-story, 103-unit rental-friendly tower starts at $550,000; its penthouse was listed for $2.5 million and was pending sale this summer. Delivery is expected in early 2027.

Northlink Capital, led by Robert Rosenthal, is building 7200 Collins, a 12-story, 222-unit tower that was 93% sold as of March 2026, with prices above $860,000 and completion expected in 2027. Robert Finvarb Companies launched sales in May for NoBe Parc at 430 72nd St., a 14-story, 232-unit tower with prices from $570,000 to $2 million and delivery expected by the end of 2028.

Terra, in collaboration with the Meruelo family, is redeveloping the former Deauville Hotel site at 6701 Collins Ave. The 1957 landmark was demolished in 2022. The City Commission granted final approval in 2025 for a Foster + Partners-designed project. Terra CEO David Martin said the project is expected to generate more than $16 million annually for the North Beach Community Redevelopment Agency and contribute $7.5 million toward the proposed redevelopment of the Byron Carlyle site.

Traffic and affordability concerns are mounting

The boom has drawn pushback. At an April 22 City Commission meeting, Commissioner Tanya Bhatt raised traffic concerns, noting that Police Chief Wayne Jones said it took him nearly an hour to drive eight blocks from the 63rd Street bridge to 71st Street on Indian Creek Drive on a recent Thursday evening.

"That screws over the residents," Bhatt told commissioners, according to the Miami Herald. "When you aggregate them together, [it] destroys the limited space that we have."

Commissioner Alex Fernandez questioned in a May Miami Herald report whether existing residents would be able to afford the new developments or whether the rezoning was done primarily for outside investors.

Next meeting and nearest project deliveries

The North Beach CRA Advisory Committee meets Tuesday, Sept. 8, at Normandy Shores Golf Club, 2401 Biarritz Drive, at 4:30 p.m. Ella Miami Beach and 7200 Collins are among the projects nearest to delivery, both targeting 2027.