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Bidding farewell to North Beach, Miami's best neighborhood

Things to Do

After nearly four years, I&#x27;m no longer living on the beach. Why it matters: As someone who once vowed she&#x27;d never live in Miami as an adult, North Beach welcomed me in and showed me a different side of what 305 living could be.<ul><li>Plus, I made living on the beach part of my mission (both in life and in this newsletter), to make sure folks I knew <a class="gtmContentClick" data-vars-link-text="(and didn&#x27;t" data-vars-click-url="https://www.axios.com/local/miami/2025/09/29/marcs-artisanal-pizzeria-north-beach-miami" data-vars-content-id="3e3cdfbf-4155-4bae-8ac6-7218e9f8f801" data-vars-headline="Bidding farewell to North Beach, Miami&#x27;s best neighborhood" data-vars-event-category="story" data-vars-sub-category="story" data-vars-item="in_content_link" href="https://www.axios.com/local/miami/2025/09/29/marcs-artisanal-pizzeria-north-beach-miami" target="_self">(and didn&#x27;t</a>) agreed it&#x27;s <a class="gtmContentClick" data-vars-link-text="the best neighborhood in Miami" data-vars-click-url="https://www.axios.com/local/miami/2024/08/23/sommers-perfect-miami-day" data-vars-content-id="3e3cdfbf-4155-4bae-8ac6-7218e9f8f801" data-vars-headline="Bidding farewell to North Beach, Miami&#x27;s best neighborhood" data-vars-event-category="story" data-vars-sub-category="story" data-vars-item="in_content_link" href="https://www.axios.com/local/miami/2024/08/23/sommers-perfect-miami-day" target="_self">the best neighborhood in Miami</a>.</li></ul>

Norway fans will row through South Beach ahead of England match

This is your chance to join the Norwegian Viking row.

News

Norway fans will bring their famous <a class="gtmContentClick" data-vars-link-text="Viking row" data-vars-click-url="https://www.youtube.com/watch?v=ncu50EBP-6I" data-vars-content-id="5514e7e4-3a43-4011-ab06-88919944e360" data-vars-headline="Norway fans will row through South Beach ahead of England match" data-vars-event-category="story" data-vars-sub-category="story" data-vars-item="in_content_link" href="https://www.youtube.com/watch?v=ncu50EBP-6I" target="_blank">Viking row</a> to Miami ahead of a <a class="gtmContentClick" data-vars-link-text="World Cup" data-vars-click-url="https://www.axios.com/local/miami/2026/07/09/world-cup-miami-gardens-parking-residents" data-vars-content-id="5514e7e4-3a43-4011-ab06-88919944e360" data-vars-headline="Norway fans will row through South Beach ahead of England match" data-vars-event-category="story" data-vars-sub-category="story" data-vars-item="in_content_link" href="https://www.axios.com/local/miami/2026/07/09/world-cup-miami-gardens-parking-residents" target="_self">World Cup</a> clash with England this weekend.Why it matters: From the Scots to the Argentinians, some of the world&#x27;s best soccer fans have taken over South Florida following their teams.<ul><li>Norway and England are next.</li></ul>

South Florida Haitians rally for TPS extension as work permits set to expire

Immigration

South Florida&#x27;s Haitian community is pleading for new deportation protections after the U.S. Supreme Court allowed the Trump administration to revoke <a class="gtmContentClick" data-vars-link-text="Temporary Protected Status" data-vars-click-url="https://www.axios.com/local/boston/2026/06/25/supreme-court-massachusetts-tps-haiti" data-vars-content-id="54a3bcfd-04ff-4f8d-8b59-ec754abe6fa1" data-vars-headline="South Florida Haitians rally for TPS extension as work permits set to expire" data-vars-event-category="story" data-vars-sub-category="story" data-vars-item="in_content_link" href="https://www.axios.com/local/boston/2026/06/25/supreme-court-massachusetts-tps-haiti" target="_self">Temporary Protected Status</a> for Haitians.The big picture: Florida is home to an <a class="gtmContentClick" data-vars-link-text="estimated" data-vars-click-url="https://www.fwd.us/wp-content/uploads/2026/01/Haiti-TPS-Fact-Sheet_January-2026.pdf" data-vars-content-id="54a3bcfd-04ff-4f8d-8b59-ec754abe6fa1" data-vars-headline="South Florida Haitians rally for TPS extension as work permits set to expire" data-vars-event-category="story" data-vars-sub-category="story" data-vars-item="in_content_link" href="https://www.fwd.us/wp-content/uploads/2026/01/Haiti-TPS-Fact-Sheet_January-2026.pdf" target="_blank">estimated</a> 158,000 Haitian TPS holders, including about 93,000 workers at risk of losing their work authorizations.

Miami dog with viral hot dog craving will throw out first pitch at Marlins game

Sports

A Miami rescue dog who went viral for a video of him craving a hot dog at a Marlins game is getting his own &quot;dream day&quot; at loanDepotpark.Why it matters: Jonah the dog will finally get the ballpark frank he deserves — and he&#x27;s getting a luxury dog house and suite to watch Sunday&#x27;s game against the Guardians.

What's going up: Historic playhouse revamped

The playhouse revamp got the green light after two decades.

Development

Here&#x27;s your latest development news across the 305. Vox on Red: The student housing complex at the University of Miami, proposed by the Miami-based The Treo Group, was given the green light by the county&#x27;s Community Zoning Appeals Board, <a class="gtmContentClick" data-vars-link-text="the South Florida Business Journal reported" data-vars-click-url="https://www.bizjournals.com/southflorida/news/2026/07/09/developer-wins-rezoning-for-project-near-um-campus.html" data-vars-content-id="f5d93474-b223-434e-b837-c79cf523012d" data-vars-headline="What&#x27;s going up: Historic playhouse revamped" data-vars-event-category="story" data-vars-sub-category="story" data-vars-item="in_content_link" href="https://www.bizjournals.com/southflorida/news/2026/07/09/developer-wins-rezoning-for-project-near-um-campus.html" target="_blank">the South Florida Business Journal reported</a>. <ul><li>The project, which sits just west of campus, is set to include more than 100 residential units for about 300 student housing beds, a fitness studio, pool area and study areas. </li><li>The &quot;Howell Resident&quot; a historically designated building, will be preserved and serve as a clubhouse amenity, per the outlet. </li></ul>Coconut Grove Playhouse: Twenty years after closing, the historic playhouse historic will undergo major renovations, despite neighborhood opposition. <ul><li>The more than $58 million project, approved by Miami City commissioners, will have a new performance venue, retail, offices and a parking garage, <a class="gtmContentClick" data-vars-link-text="the Real Deal reported" data-vars-click-url="https://therealdeal.com/miami/2026/07/10/coconut-grove-playhouse-redevelopment-moves-forward/" data-vars-content-id="f5d93474-b223-434e-b837-c79cf523012d" data-vars-headline="What&#x27;s going up: Historic playhouse revamped" data-vars-event-category="story" data-vars-sub-category="story" data-vars-item="in_content_link" href="https://therealdeal.com/miami/2026/07/10/coconut-grove-playhouse-redevelopment-moves-forward/" target="_blank">the Real Deal reported</a>. </li></ul>Sense22: The developers behind a 36-story Edgewater building secured a $111 million construction loan for the development, <a class="gtmContentClick" data-vars-link-text="per the Real Deal" data-vars-click-url="https://therealdeal.com/miami/2026/07/09/developers-nab-368-million-in-loans-for-sofla-projects/" data-vars-content-id="f5d93474-b223-434e-b837-c79cf523012d" data-vars-headline="What&#x27;s going up: Historic playhouse revamped" data-vars-event-category="story" data-vars-sub-category="story" data-vars-item="in_content_link" href="https://therealdeal.com/miami/2026/07/09/developers-nab-368-million-in-loans-for-sofla-projects/" target="_blank">per the Real Deal</a>. <ul><li>The project will include more than 300 residential units, with 40% of those designated as affordable housing under the state&#x27;s Live Local Act. </li></ul>

What's going up: E11even condos and affordable housing

Here's the latest news on new and completed projects.

Development never stops in the Magic City. <ul><li>Here&#x27;s the latest news on new and completed projects. </li></ul>

What's going up: Large scale development in Miami Gardens

The latest development news in South Florida.

Real Estate

Here&#x27;s the latest round of development news happening around the 305.

What's going up: NoBe PARC, Pier Sixty-Six

New projects popping up all over South Florida

We&#x27;re back with another round of development news in South Florida.

How Florida cities are using AI to streamline building permits

Cities from Miami to Jacksonville are using AI to speed up the building permit process.

As Florida keeps growing, companies like <a class="gtmContentClick" data-vars-link-text="Swiftbuild.ai" data-vars-click-url="http://swiftbuild.ai/" data-vars-content-id="0d8d51b1-4470-45af-9eab-90fad494aa56" data-vars-headline="How Florida cities are using AI to streamline building permits" data-vars-event-category="story" data-vars-sub-category="story" data-vars-item="in_content_link" href="http://swiftbuild.ai/" target="_blank">Swiftbuild.ai</a> say their AI software can help local governments handle the influx of construction permits.

What's going up: New condos, coffee shops across South Florida

The latest development news across South Florida.

There&#x27;s never a dull moment in South Florida&#x27;s development scene. <ul><li>Here&#x27;s the latest on what buildings have broken ground and what projects are on the horizon. </li></ul>

Cheese Burger Baby evicted for South Beach hotel development

Another legacy business is closing, at least for now.

After 25 years in business, <a class="gtmContentClick" data-vars-link-text="Cheese Burger Baby" data-vars-click-url="https://www.cheeseburgerbaby.net/" data-vars-content-id="efdc2eb1-6e77-4e73-b4c2-4bf798f58ebe" data-vars-headline="Cheese Burger Baby evicted for South Beach hotel development" data-vars-event-category="story" data-vars-sub-category="story" data-vars-item="in_content_link" href="https://www.cheeseburgerbaby.net/" target="_blank">Cheese Burger Baby</a> is being evicted to make way for a new hotel.Why it matters: As Miami continues to grow, another legacy business <a class="gtmContentClick" data-vars-link-text="bites the dust" data-vars-click-url="https://www.axios.com/local/miami/2025/07/30/miami-restaurants-summer-slowdown-2025" data-vars-content-id="efdc2eb1-6e77-4e73-b4c2-4bf798f58ebe" data-vars-headline="Cheese Burger Baby evicted for South Beach hotel development" data-vars-event-category="story" data-vars-sub-category="story" data-vars-item="in_content_link" href="https://www.axios.com/local/miami/2025/07/30/miami-restaurants-summer-slowdown-2025" target="_self">bites the dust</a> — at least for now.

Florida migration boom fades as rising costs push residents out

Miami-Dade is estimated to have lost about 10,000 residents between July 2024 and 2025.

At the same time <a class="gtmContentClick" data-vars-link-text="Florida&#x27;s" data-vars-click-url="https://www.axios.com/local/tampa-bay/2026/04/23/what-to-know-about-floridas-snap-changes" data-vars-content-id="5d7d63f5-99d0-464c-a1c6-2680399cdee4" data-vars-headline="Florida migration boom fades as rising costs push residents out" data-vars-event-category="story" data-vars-sub-category="story" data-vars-item="in_content_link" href="https://www.axios.com/local/tampa-bay/2026/04/23/what-to-know-about-floridas-snap-changes" target="_self">Florida&#x27;s</a> <a class="gtmContentClick" data-vars-link-text="pandemic-era sunshine rush" data-vars-click-url="https://www.axios.com/2022/12/22/state-list-florida-fastest-growing-census" data-vars-content-id="5d7d63f5-99d0-464c-a1c6-2680399cdee4" data-vars-headline="Florida migration boom fades as rising costs push residents out" data-vars-event-category="story" data-vars-sub-category="story" data-vars-item="in_content_link" href="https://www.axios.com/2022/12/22/state-list-florida-fastest-growing-census" target="_self">pandemic-era sunshine rush</a> <a class="gtmContentClick" data-vars-link-text="slowed to a trickle" data-vars-click-url="https://www.axios.com/local/tampa-bay/2026/02/12/fewer-americans-move-florida-2025" data-vars-content-id="5d7d63f5-99d0-464c-a1c6-2680399cdee4" data-vars-headline="Florida migration boom fades as rising costs push residents out" data-vars-event-category="story" data-vars-sub-category="story" data-vars-item="in_content_link" href="https://www.axios.com/local/tampa-bay/2026/02/12/fewer-americans-move-florida-2025" target="_self">slowed to a trickle</a>, affordability concerns pushed working-age residents to relocate.Why it matters: That&#x27;s the sobering state of play detailed in a recent <a class="gtmContentClick" data-vars-link-text="Wall Street Journal article" data-vars-click-url="https://www.wsj.com/economy/floridas-population-boom-fizzles-as-high-costs-drive-away-middle-class-fbc6a345" data-vars-content-id="5d7d63f5-99d0-464c-a1c6-2680399cdee4" data-vars-headline="Florida migration boom fades as rising costs push residents out" data-vars-event-category="story" data-vars-sub-category="story" data-vars-item="in_content_link" href="https://www.wsj.com/economy/floridas-population-boom-fizzles-as-high-costs-drive-away-middle-class-fbc6a345" target="_blank">Wall Street Journal article</a> digging into the Sunshine State&#x27;s changing migration patterns.

What's going up: Miami's tallest building

Multiple projects are projected to begin construction soon.

Development news never sleeps in South Florida. <ul><li>Here&#x27;s a roundup of the latest across the region.</li></ul>

North Miami condo developer plans "aquatic playground" on Biscayne Bay

A developer is seeking Miami-Dade County environmental approvals to activate the bay.

The developer of a planned condo tower in North Miami aims to build an &quot;aquatic playground&quot; that activates Biscayne Bay with floating pools, a beach deck and private swim zones.The big picture: The <a class="gtmContentClick" data-vars-link-text="Continuum 12000 Sport &amp; Wellness Residences" data-vars-click-url="https://12000miami.com/?gad_source=1&amp;gad_campaignid=23599109270&amp;gbraid=0AAAABBjohxIQeaqrtYlw_CJV-MvPYnRaW&amp;gclid=Cj0KCQiA8KTNBhD_ARIsAOvp6DIjN_3KinXO2jOcMXdQinNAnZRHAeMvQB_UzrUwHTIWaUbYwkkOsoEaAkWUEALw_wcB" data-vars-content-id="cc5c9124-25af-4f26-82d1-f9bd1aa65275" data-vars-headline="North Miami condo developer plans &quot;aquatic playground&quot; on Biscayne Bay" data-vars-event-category="story" data-vars-sub-category="story" data-vars-item="in_content_link" href="https://12000miami.com/?gad_source=1&amp;gad_campaignid=23599109270&amp;gbraid=0AAAABBjohxIQeaqrtYlw_CJV-MvPYnRaW&amp;gclid=Cj0KCQiA8KTNBhD_ARIsAOvp6DIjN_3KinXO2jOcMXdQinNAnZRHAeMvQB_UzrUwHTIWaUbYwkkOsoEaAkWUEALw_wcB" target="_blank">Continuum 12000 Sport &amp; Wellness Residences</a> wants to stand apart from other bayfront projects by making the water itself a &quot;main amenity,&quot; a spokesperson says.How it works: Developer Continuum Company, which plans to demolish the existing Mariners Bay Condominium at 12000 N. Bayshore Dr., owns 1.5 acres of underwater land through grandfathered rights belonging to an old dock, the spokesperson says.<ul><li>Pending Miami-Dade County environmental approvals, the developer plans to build a new beach deck designed for yoga, sunbathing and relaxation, along with aquatic-themed activations in the bay.</li><li>The waterfront area will be part of a 150,000-square-foot wellness center called Mermaid Club, which will also include an indoor fitness center, spa and multi-sport courts.</li></ul><figure><img alt="A rendering of the Continuum 12000 Sport &amp; Wellness Residences. Rendering courtesy of Continuum Company" height="2832" id="57e5c8e4-c766-431c-8912-c54bae29f4de" src="https://images.axios.com/shYLsIPEWPLduymy4Il6KtYiFCc=/2026/03/30/1774900419629.jpeg" width="5017"/><figcaption>A rendering of the Continuum 12000 Sport &amp; Wellness Residences. Rendering courtesy of Continuum Company</figcaption></figure>By the numbers: The project will rise 20 stories high and include 263 units, with prices starting at $1.4 million, according to the <a class="gtmContentClick" data-vars-link-text="South Florida Business Journal" data-vars-click-url="https://www.bizjournals.com/southflorida/news/2026/02/25/continuum-launches-sales-north-miami-condo.html" data-vars-content-id="cc5c9124-25af-4f26-82d1-f9bd1aa65275" data-vars-headline="North Miami condo developer plans &quot;aquatic playground&quot; on Biscayne Bay" data-vars-event-category="story" data-vars-sub-category="story" data-vars-item="in_content_link" href="https://www.bizjournals.com/southflorida/news/2026/02/25/continuum-launches-sales-north-miami-condo.html" target="_blank">South Florida Business Journal</a>.What&#x27;s next: The developer plans to demolish the existing building and break ground on the new project in 2027.

Development 🏗️

What's going up: Historic playhouse revamped

What's going up: E11even condos and affordable housing

What's going up: Large scale development in Miami Gardens

What's going up: NoBe PARC, Pier Sixty-Six

How Florida cities are using AI to streamline building permits