Eastern Shores, Miami — A Cheat Sheet for Buyers, Visitors, & the Curious

LIVING IN EASTERN SHORES

Where is Eastern Shores located, and what city is it part of? 

Eastern Shores is a guard-gated waterfront neighborhood within the city of North Miami Beach in northeastern Miami-Dade County. 

It sits just west of Sunny Isles Beach and south of Aventura, positioned along Maule Lake with navigable canal connections to the Intracoastal Waterway. 

Access is limited to a single staffed entrance off NE 35th Avenue, which keeps traffic patterns controlled and through-traffic minimal.

What types of properties are available in Eastern Shores?

Eastern Shores is primarily a single-family waterfront home market built around canals, with low- to mid-rise condo buildings and a smaller number of attached residences along the perimeter and lake-facing edges. 

The neighborhood is not a high-rise district, so the built environment stays relatively contained compared to nearby vertical corridors in Sunny Isles Beach and parts of Aventura.

How large is Eastern Shores, and how many homes are in the neighborhood?

Eastern Shores is a relatively compact, canal-based residential enclave with just one guarded entry point. 

The neighborhood contains several hundred single-family waterfront homes along its internal canal grid, along with a limited number of low- to mid-rise condominium buildings positioned along open-water edges.

Its contained footprint and restricted access contribute to a smaller inventory compared to larger waterfront communities in Miami-Dade, which directly affects long-term supply dynamics.

How much do waterfront homes cost in Eastern Shores?

Single-family waterfront homes in Eastern Shores generally begin around the low-to-mid $2 million range, with pricing rising quickly based on canal frontage, dock setup, lot width, and renovation level. 

Updated homes with stronger waterfront positioning and modern interiors frequently land in the $3 million to $6 million range or higher. 

In Eastern Shores, pricing is less about “how close are you to the water” and more about “what can your waterfront do,” meaning dock capacity, turning room, and navigability move values meaningfully.

How much do condos cost in Eastern Shores? 

Condos in Eastern Shores commonly range from the low $300,000s into the $800,000s, depending on building age, unit size, water exposure, and association structure. 

Larger units with stronger views or more updated interiors can exceed that band. 

Condo pricing tends to be more sensitive to HOA financials and building condition than the single-family side, so association documents matter more here than they would for a detached home purchase.

What is the average price per square foot in Eastern Shores?  

For single-family waterfront homes, price per square foot ranges from roughly $800 to $1,400+, depending on canal positioning, lot dimensions, and renovation quality. 

Condo units often trade in the $350 to $600 per square foot range, with a premium attached to open-water exposure and stronger building presentation. 

Since Eastern Shores is a specialized waterfront product, per-square-foot pricing is a useful benchmark, but it rarely tells the full story without factoring in dockage and navigability.

What are typical lot sizes in Eastern Shores? 

Single-family lots are usually around 7,000 to 10,000 square feet, though some parcels can vary depending on street and canal segment. 

Lot width and canal frontage can matter as much as total square footage, since waterfront usability often comes down to dock configuration, turning radius, and the vessel length you can comfortably accommodate.

How deep are the canals in Eastern Shores, and what size boats can they accommodate?

Many Eastern Shores canals are widely described as deep-water and designed for active navigation, which is one of the reasons boating demand stays high. 

However, a usable draft depends on the specific canal segment, tidal conditions, dredging history, and the exact area off the seawall. 

Buyers planning to dock a larger vessel should verify the depth at the seawall and at the canal centerline through a marine survey and confirm the permitted dock configuration before purchase. 

In practical terms, the biggest “make-or-break” factor usually becomes draft and maneuverability rather than vessel height, since the route to the Intracoastal is described as having no fixed bridges blocking vertical clearance.

Are there fixed bridges restricting ocean access? 

Eastern Shores is often marketed for no-fixed-bridge access from the neighborhood to the Intracoastal via Maule Lake, which is among the strongest boating advantages in this part of North Miami Beach. 

From the Intracoastal, boaters typically reach the Atlantic through nearby inlets. 

Buyers should still confirm the navigational route for their specific dock location and vessel size, but the “no fixed bridges” positioning is a core reason the neighborhood attracts boat owners.

How long does it take Eastern Shores residents to reach the ocean by boat? 

From Maule Lake, the Intracoastal is typically reached quickly, and ocean access is commonly achieved via Haulover Inlet. 

Real-world timing varies by idle zones, marine traffic, and vessel speed, but it typically ranges from 10 to 20 minutes from Eastern Shores to the inlet under typical conditions. 

Treat this as a practical planning range rather than a guarantee, and confirm based on your dock location and boating habits.

Is Eastern Shores in a flood zone? 

Portions of North Miami Beach are designated Special Flood Hazard Areas, and flood zone classification can vary by block and waterfront exposure. 

As Eastern Shores sits on the water, buyers should assume flood risk is part of the ownership evaluation and confirm the exact FEMA zone for the specific address using FEMA’s map tools or a lender/insurance agent. 

Depending on the zone and lender requirements, flood insurance may be required even for properties that “feel elevated,” so the most reliable approach is to verify the designation and then price the coverage.

How do insurance costs affect Eastern Shores' waterfront ownership? 

Waterfront ownership in Eastern Shores typically means evaluating three buckets: hazard/homeowners coverage, windstorm exposure, and flood coverage if required or recommended based on FEMA zone and lender rules. 

Premiums can vary widely depending on construction year, roof condition, elevation certificate, opening protection, and insurer appetite in a given year. 

The key is not to rely on a seller’s past premium. 

Buyers should request updated insurance quotes early in due diligence and confirm what the association master policy covers for condos versus what the unit owner must carry inside the walls.

Are there HOA fees in Eastern Shores? 

Most single-family homes in Eastern Shores do not operate under a traditional HOA structure. 

Condo buildings, however, maintain associations through monthly dues that cover building insurance, common area maintenance, staffing, reserves, and building operations. 

Condo buyers should review budgets, reserve funding, and recent meeting notes since association health can materially affect both monthly costs and resale liquidity.

Is there a fee for the guard gate? 

Even though most single-family homes are not part of a standard HOA, Eastern Shores' guarded entrance still needs funding and administration. 

In practice, residents typically contribute to gate operations and maintenance through a community structure that is confirmed during due diligence. 

Buyers should request current contribution details as part of the purchase process so the gate is treated as a defined ownership cost rather than a vague perk.

What is the property tax rate in Eastern Shores?  

Eastern Shores falls under the governance of North Miami Beach and Miami-Dade County’s broader tax structure. 

North Miami Beach has set a municipal millage rate of 6.1000 mills for the FY 2025–2026 period (this is the city portion, not the full combined bill). 

Total property tax bills are made up of multiple millage components, including county and school-related millages, so the easiest way to plan is to estimate around ~2% of purchase price as a working baseline and then refine with a lender or tax estimator once you know exemptions and assessed value behavior. 

For example, a $3,000,000 purchase priced at a 2% effective rate would imply roughly $60,000 per year, before any homestead impact and before accounting for assessed value dynamics after purchase.

What waterfront maintenance responsibilities should owners expect? 

Single-family waterfront ownership typically includes seawall condition, dock integrity, pilings, and canal-facing structural upkeep. 

Since seawall rehabilitation can be a significant expense, buyers should treat seawall inspections as a due diligence requirement and not a formality. 

Dock permits and past repairs should also be reviewed, particularly if the buyer intends to modify the dock layout or add lifts. 

Condos usually place these responsibilities at the association level for building common areas, which is why condo budgets and reserves matter.

Is Eastern Shores considered safe? 

Eastern Shores is primarily residential with a guarded entry that limits vehicle access and reduces casual pass-through traffic. 

Like any area in Miami-Dade, conditions can vary over time, but Eastern Shores’ controlled access and low-through-traffic design contribute to its structured residential environment compared to more commercial corridors nearby.

Is Eastern Shores walkable? 

Eastern Shores is walkable for residents, but it is not designed as a pedestrian retail district. 

Most grocery runs, major shopping, and beach trips are typically done by car. 

The neighborhood’s value proposition centers on boating access and contained residential living rather than mixed-use walkability.

How much does it cost to rent in Eastern Shores? 

Waterfront single-family homes can lease for roughly $8,000 to $20,000 per month, depending on size, canal frontage, updates, and dock usability. 

Condo rentals commonly range from about $2,000 to $4,500 per month, depending on unit size and building rules. 

As with most waterfront submarkets, the strongest rent premiums tend to follow direct canal frontage and overall condition more than square footage alone.

Can you Airbnb in Eastern Shores? 

Short-term rental rules vary by property type and by regulation source. 

Many condo buildings restrict rentals through association bylaws, and municipal rules can govern short-term rentals for single-family properties in North Miami Beach. 

Buyers pursuing short-term rental strategies should verify both city-level requirements and building-specific leasing restrictions before purchase to avoid buying into a structure that blocks the intended use.

Is Eastern Shores a good real estate investment? 

Eastern Shores is a specialized niche: guard-gated, canal-based, and boating-driven, with proximity to Sunny Isles Beach and Aventura. 

Limited entry and true navigable water access help support long-term desirability. 

Investment results depend on property condition, dock functionality, canal usability, and market cycle timing.

However, buyers who prioritize the neighborhood’s core features—water access and controlled layout—tend to align best with the area’s long-term demand profile.

Sales activity can fluctuate seasonally, as with most waterfront markets, although well-positioned properties with strong dock configuration and updated structural systems attract more consistent buyer interest than homes requiring substantial seawall or modernization work. 

Liquidity in this niche market is influenced heavily by boating functionality and overall property condition.

What public schools serve Eastern Shores? 

Eastern Shores is zoned within Miami-Dade County Public Schools, under North Miami Beach jurisdiction, and assignments can vary by exact address. 

Families should verify current zoning and enrollment capacity directly with the district before purchase. 

Private school options and charter schools in surrounding areas are accessible within a short drive, which is common for families living in this part of Miami-Dade.

For more information on the private and public schools in the area, check out Best Schools Near Eastern Shores.

VISITING EASTERN SHORES

Is Eastern Shores a tourist destination? 

Eastern Shores functions primarily as a residential waterfront enclave rather than a tourist district. 

Visitors tend to experience it through residents, permitted rentals where applicable, or as part of a broader North Miami Beach and Sunny Isles Beach itinerary.

For a typical day around Eastern Shores, visit Top 5 Things to Do in Eastern Shores.

What beaches and shopping are nearby? 

Sunny Isles Beach is just across the waterway, and Aventura’s shopping and dining ecosystem is only minutes north. 

Haulover Park is also nearby and is one of the area’s major recreational anchors, offering beach access and a well-known marina presence that complements the boating culture in surrounding neighborhoods.

Check out the Top 5 Shopping Spots Near Eastern Shores for more details on the best shopping destinations around Eastern Shores.

Are there nearby marinas and boat services? 

Marine services, marinas, and repair shops are concentrated along the Intracoastal and in areas near Sunny Isles and Aventura. 

For residents, this matters less as “an attraction” and more as daily ownership infrastructure for fueling, storage, detailing, and maintenance support.

UNDERSTANDING EASTERN SHORES

When was Eastern Shores developed? 

Eastern Shores developed largely in the mid-to-late 20th century as a planned canal-based residential neighborhood designed around navigable water access. 

Its street layout and canal grid reflect engineered waterfront planning rather than organic urban growth.

Why is Eastern Shores part of North Miami Beach? 

Despite being close to Sunny Isles Beach and Aventura, Eastern Shores falls under North Miami Beach governance for zoning, policing, and municipal administration. 

This jurisdiction matters for taxes, code enforcement, and municipal regulations affecting rentals and property operations.

Are there development restrictions in Eastern Shores? 

Zoning and neighborhood structure limit height and density compared to nearby high-rise zones.

The single-family waterfront inventory remains protected under residential zoning, and condo development is generally confined to existing designated parcels along the perimeter. 

This helps preserve Eastern Shores' low-rise waterfront identity.

What kind of lifestyle does Eastern Shores offer?

Eastern Shores offers a contained waterfront lifestyle centered on docks, canals, and controlled entry rather than nightlife or commercial bustle. 

It appeals most to buyers who want navigable water access, a quieter residential pattern, and proximity to major beaches and retail centers without living inside a high-rise district.