North Miami, North Miami Beach: A 10,500-Unit Pipeline

North Miami and North Miami Beach, two adjacent Miami-Dade cities long passed over for the waterfront and the urban core to their south, are carrying a residential pipeline that adds up to more than 10,500 units across at least 14 active projects, with several more still in pre-application review.

Why it matters

For a developer sizing land in this corridor, the math has changed. SoLe Mia alone is entitled for more than 4,000 units on 184 acres, and Redwood Dev Co won unanimous North Miami City Council approval in July 2024 for 2,193 apartments, including 918 senior units, across eight 18-story buildings on Claude Pepper Park. That kind of volume from two projects compresses the runway for anyone assembling smaller sites nearby. Land basis is being bid against absorption assumptions that assume thousands of units delivering inside the same three-year window, not the sleepy single-family resale market this corridor used to be.

The numbers

Beyond the two anchors, Dezer Development has 600 units proposed at 1890 NE 146th St, still working through North Miami’s planning board. In North Miami Beach, PPG Development has 700 apartments planned across 1750-1775 NE 167th St, and Miami-Dade’s own permit wire shows a PPG-linked entity already pulled a permit a block away at 1699 NE 167th St, evidence the assembly is live, not speculative. Blue Road has three projects moving in parallel there: The William at 374 units (35 percent presold), Nexo Residences at 254 condos nearing completion, and Lumara Residences at 139 units starting presales. Trinsic Residential landed a $99 million construction loan for 373 units on West Dixie Highway, and Estate Companies, Oak Row Equities, BH Group and CEO Contract each have projects in the 340-to-440-unit range along Biscayne Boulevard and NE 164th Street.

What’s next

Watch the approval calendar, not the ribbon cuttings. Dezer’s project still needs North Miami City Council sign-off, and several NMB towers, including SkyGarden Miami, are waiting on permits rather than breaking ground. Developers evaluating South Florida sites should treat this corridor as entitlement-friendly but delivery-crowded: the land is cheaper than the coast, and the approvals are coming faster than the absorption data will justify by 2028.