Shoma Bay North Bay Village: Choosing Floor Plans and Units for Value

Shoma Bay is a waterfront condominium and mixed-use project at 1850 John F. Kennedy Causeway in North Bay Village. According to the developer's website, accessed in 2026, the building consists of 333 condominium units. The same site describes a design that blends a classic art-deco aesthetic with a modern facade. Before comparing floor plans, it helps to know that published descriptions of the project differ on some details, which is typical for a building that has moved from announcement to construction.

Floor counts are one example. Florida YIMBY's February 2022 announcement described a 21-story, 327-unit community, while the developer's website and its press page describe a 24-story, 333-unit building. Rehub Miami's 2026 guide also lists 24 stories and 333 residences. A buyer should treat the developer's current materials and the contract documents as controlling, and treat older figures as historical context.

The unit mix is broad. Rehub Miami's 2026 guide lists studios, one-bedrooms, two-bedrooms, three-bedrooms and penthouses. That range matters for an athlete or any buyer with an irregular schedule: the building serves very different use cases, from a compact base near the causeway to larger layouts for people who want guests, a home gym or a dedicated office.

Published size ranges vary by source and by date. Florida YIMBY's 2022 announcement described residences from 324-square-foot furnished micro studios to 1,435-square-foot three-bedroom units. Rehub Miami's 2026 guide similarly lists studios from approximately 324 square feet furnished, three-bedroom standard units up to approximately 1,435 square feet, and duplex penthouses topping 2,000 interior square feet.

Other listing sites give different figures. Invexo's project page lists sizes from 376 to 2,964 square feet and 379 units, while Algebra Realty lists 750 to 2,062 square feet and 333 units. Those numbers conflict with the developer's 333-unit count and with each other, so they are best used only as a signal that third-party pages are inconsistent. Ask for the current official floor plan sheet and confirm the interior and terrace square footage for any specific line.

For value comparisons, interior area and terrace area should be separated. The developer's website says its floor plans feature spacious balconies, open light-filled layouts and floor-to-ceiling windows. A unit with a generous terrace can live larger than its interior number suggests, but that only helps if the terrace orientation and depth suit how you would actually use it.

Pricing in secondary sources is dated and inconsistent. According to Shoma Group's press page, in a release tied to the groundbreaking, exclusive sales team ISG World listed available inventory starting at $750,000. Rehub Miami's 2026 guide cites pricing from approximately $785,000 to $800,000, with penthouses into the $5 million range. Invexo lists a starting price of $685,000, and Algebra Realty shows a range of $971,000 to $1,752,000 for one- to three-bedroom units, though it labels the building as re-sales and pre-construction with a 2024 year built that does not match the developer's current status.

Because these figures were published at different times and do not reconcile, none should be treated as current. The responsible approach is to request the developer's current price list and compute price per interior square foot yourself across the plans you are considering. Compare that figure by line, floor tier and view, rather than by bedroom count alone.

In many new buildings, the smallest units show the highest price per square foot, and mid-size two-bedrooms often balance cost and livability. Whether that holds at Shoma Bay can only be confirmed with the live price list. What the supplied research does support is the principle: judge value by what you can use, not by the headline entry price.

A professional athlete often needs a home that works around travel, training and recovery. In that context, a one-bedroom may suit a buyer who is away much of the year and wants a lock-and-leave base. A two-bedroom adds flexibility for a guest, a trainer, or a family member visiting, and can carry a second room used for recovery equipment or a home office.

Three-bedrooms, which the developer's 2022 announcement described as reaching 1,435 square feet, suit buyers who host family or want a dedicated room for each purpose. Ask to see the plan for storage and closet layout. CondoBlackBook's description of the project mentions walk-in closets, custom Italian cabinetry and private terraces, which are worth verifying in the specific plan, since gear, luggage and equipment take real space.

Penthouses are a different decision. Rehub Miami's 2026 guide describes duplex penthouses over 2,000 interior square feet. Duplex layouts separate living and sleeping areas by floor, which can help with privacy and quiet for sleep, but they also mean stairs. Consider whether that suits your recovery needs or any physical limitations before choosing one.

Amenities can make a smaller floor plan more practical. According to Shoma Group's press page, the planned amenities include a resident lounge, spa, golf simulators, a TRUE Palladium-equipped fitness center, a pet spa and a 6,030-square-foot pool deck overlooking Biscayne Bay. The developer's website also lists a zen garden, grocery delivery room, wine cellar and a Hammam. Florida YIMBY's 2022 announcement mentioned Technogym equipment, so equipment brands have changed between announcements; confirm with the sales team what is current.

For an athlete, the in-building gym, spa and Hammam are relevant, though they do not replace a full training setup. The developer's website also references the newly completed AFA Training Center in North Bay Village, described as already active in the community. Anyone considering the area for training reasons should verify access and membership terms directly with that facility.

The ground-floor Publix is another practical feature. Florida YIMBY's 2022 announcement described a 36,068-square-foot Publix, while Rehub Miami's 2026 guide cites roughly 35,000 square feet. Either way, groceries and a delivery room downstairs matter for daily routines, particularly for buyers who manage nutrition carefully.

The building sits at the corner of the JFK Causeway and East Treasure Drive on Treasure Island, according to Rehub Miami's 2026 guide. Algebra Realty's listing states drive times of roughly 20 minutes to Miami International Airport, 15 minutes to Bal Harbour, and 20 minutes to South Beach, downtown and Brickell. Drive times vary with traffic, and an athlete with early flights should test the route at the relevant hours.

Florida YIMBY's 2022 announcement said residences would have water views of Biscayne Bay. Views are not uniform across a tower, so ask which lines face the bay, which face the causeway and which face other directions. A causeway-facing unit may offer a lower price point but more road noise; a bay-facing unit may cost more. Visit the sales gallery, and if possible ask to stand at the approximate height of the unit you are considering.

Also consider the mixed-use nature of the project. Retail and a food hall on the ground floor, which the developer describes as part of the program, add convenience but may also add activity near lower floors. Mid-level and higher floors can offer more separation, though the right balance depends on how you value quiet versus proximity to the amenity deck.

Start with the current official floor plan book and price list, then build a simple comparison: interior square feet, terrace square feet, floor, exposure, price per interior square foot, and the delivery timeline in your contract. Delivery information in the supplied research is inconsistent: Invexo lists 2027, while Algebra Realty's older listing cites the fourth quarter of 2024. Do not rely on either without written confirmation from the developer.

Note also that the Shoma Group project page carries a disclaimer stating the project is no longer under Shoma's management, per the page accessed in 2026. Ask the sales team to explain who the current developer and management parties are, and what that means for the documents you receive. Clarity on this point is part of evaluating any unit.

If you want help comparing lines and floors, Denis Smykalov and Wolsen Developments can walk through the available plans with you and organize the questions to put to the developer. The goal is a decision grounded in current documents rather than in outdated listing pages.