Keystone Point: which island your dock is on
Keystone Point is a set of islands reached from NE 123rd Street, on the north side of the Broad Causeway. That position is its advantage. A boat leaving most Keystone docks turns north up the bay towards Haulover with no drawbridge to wait for, a run of two to four miles depending on the street.
The catch is inside the neighbourhood. Two fixed road bridges link the entrance to Island No. 1 and Island No. 1 to Island No. 2, and brokers who sell boats there put the clearance at 8 to 10 feet. A dock that can only reach the bay under one of them suits a centre-console, not a flybridge cruiser. We still buy those lots, at a price that reflects the bridge, so tell us the island number when you get in touch.
Sans Souci and the Broad Causeway bascule
Sans Souci Estates fills the shore between NE 108th and NE 123rd Streets, which puts every Sans Souci dock south of the Broad Causeway. The drawbridge there has 16 feet under it when down, keeps to quarter-hour openings through the day, and has a slow-speed zone either side. After it, Haulover's turn-off is about two miles on.
Most Sans Souci boats therefore meet two limits in a row: the bascule, which opens, and the 32-foot inlet bridge, which does not. Lots here are big by Miami standards, from about 7,300 to over 27,000 square feet, which is why a bay-front or deep-canal Sans Souci lot usually clears our size test with room to spare.
A Miami postmark, a North Miami permit
Mail to 33181 is addressed to Miami by the post office's preference, yet the waterfront is governed by the City of North Miami, and a stretch along Biscayne Boulevard by North Miami Beach. Zoning, building permits and code enforcement come from the city hall that actually covers your parcel, so check the Property Appraiser record before you rely on the address.
For the wall itself, Miami-Dade's flood criteria map sets the minimum height unless the city requires more, and DERM's Class I permit covers any work in the bay or its canals. On FEMA's map both Keystone and Sans Souci sit in zone AE, with base flood elevations of 8 to 10 feet.
Sixty-five sales, thirty-nine in cash
Miami Realtors recorded 65 single-family sales in 33181 in 2025, up from 50 in 2024, at a median of $2,240,375. Thirty-nine buyers paid cash, three in five. The median sale took 104 days and closed at 89% of the original asking price.
Those numbers blend bay-front Keystone houses with dry lots west of the canals, so they are a floor for waterfront, not a quote. They also show a market used to cash, where a buyer who does not need a lender or an appraisal is nothing unusual.