Shoma Bay Homes for Sale

Shoma Bay is an age-restricted 55+ community in North Bay Village, Miami-Dade County, Florida, governed under the Housing for Older Persons Act (HOPA). Homes are priced from $971,000 to $1,800,000. At least one resident per home must be 55 or older. Pure Equity lists homes in Shoma Bay and represents buyers. Commission is negotiable, and what we are paid is agreed with you in writing before you commit to anything.

Pure Equity Realty covers Shoma Bay and the North Bay Village area. We list for 1%, which includes photography, MLS syndication, and negotiation support. Buyers pay nothing for representation. For current market data, see Florida Realtors' market statistics.

Our MLS feed shows 6 Shoma Bay North Bay Village homes for sale as of October 2026. The median asking price is $1.22M. Asking prices run from $650,000 to $1.75M.

That is 184% above the North Bay Village median of $430,000. On a per-foot basis, homes here ask about $1,260 per square foot, compared with $436 across North Bay Village. So the median price buys roughly 950 square feet of living area.

Listings here have averaged 157 days on the market. That tracks the North Bay Village average of 196 days, so pricing and terms follow the wider city market.

Homes listed in Shoma Bay date from 2028, so they are about -2 years old.

Every one of these homes went up after Florida adopted its statewide building code in 2002. In practice, that usually means impact-rated openings and stronger roof attachment. A wind mitigation inspection documents those features, and Florida insurers must offer premium discounts for them.

Shoma Bay includes waterfront homes. Waterfront lots in South Florida often sit in FEMA special flood hazard areas, where lenders require flood insurance. Before you commit, look up the address on the FEMA Flood Map Service Center and ask the seller for an elevation certificate.

Shoma Bay has new construction. Builders usually require your agent to register you on the first visit, so bring your agent or call us before you walk in.

At a median near $1.22M, Shoma Bay sits in the luxury tier of North Bay Village. Jumbo financing and proof of funds usually come up early in these negotiations.

Here is what the median Shoma Bay price means in Florida closing terms. At $1.22M, a 20% down payment comes to about $244,000, leaving a loan near $976,000.

Florida then taxes that loan twice. First, documentary stamp tax on the note runs 35 cents per $100, or about $3,415. Next, the intangible tax of 0.2% adds about $1,952. Buyers normally pay both at closing.

On the seller side, Miami-Dade charges deed stamps of 60 cents per $100 on a single-family home, about $7,319 at this price. Condos and other property types pay a higher rate.

Finally, owner-occupants should file for the Florida homestead exemption by March 1. It removes up to $50,000 of assessed value. After that, Save Our Homes caps yearly assessment increases at 3% or inflation, whichever is lower. To see what these numbers mean for your budget, get pre-approved before you tour.

Recent Shoma Bay listings show assignments to Treasure Island (elementary), Miami Beach Nautilus (middle) and Miami Beach (high). However, boundaries can change each year, so confirm the assignment for a specific address with Miami-Dade County Public Schools.