Shoma Bay
Pre-construction condos in North Bay Village, Miami. Expected delivery 2027. Developed by Shoma Group.
Shoma Bay at a glance
| Address | 1850 John F Kennedy Cswy |
|---|---|
| Neighborhood | North Bay Village |
| Developer | Shoma Group |
| Units | 333 |
| Floors | 21-28 |
| Expected delivery | 2027 |
| Priced from | $500-750K |
| Deposit schedule | 30% contract / 10% amenity deck / 10% top-off / balance closing |
| Status | Under construction since Oct 2025 |
Fields left out are ones I could not verify. A range means sources disagree. I do not publish a number I cannot show you the source for.
What the deposit schedule actually asks of you
30% contract / 10% amenity deck / 10% top-off / balance closing
The common Miami pattern is 20 percent at contract, 10 percent at groundbreaking, 10 percent at top-off and the balance at closing. Compare where this one front-loads or spreads out, because two projects at the same price can ask for very different cash over the same three years. The schedule in the purchase agreement governs, not the marketing sheet.
How Miami deposit schedules work and the contract clauses worth arguing about.
How Shoma Bay compares in North Bay Village
Every other condo project selling off plan in North Bay Village right now, so you can see where this one sits rather than looking at it alone.
| Project | Units / Floors | Delivery | From | Deposit at contract |
|---|---|---|---|---|
| Shoma Bay (this project) | 333 / 21-28 | 2027 | $500-750K | 30% contract / 10% amenity deck / 10% top-off / balance closing |
| Continuum Club & Residences | 198-236 / 32-36 | July 2028 | $938K-$1.25M | 20% contract / 10% at 120 days / 10% top-off / 60% closing |
| Pagani Residences Miami | 70 / 30 | 2027 | $3.9M | 20% contract / 10% groundbreaking / 10% amenity deck / 10% top-off / 50% closing |
| Tula Residences | 54 / 21 | Q4 2026-2027 | $2.0-2.4M | 20% contract / 10% at 6 months / 70% closing |
Questions buyers ask about Shoma Bay
What is the deposit schedule at Shoma Bay?
As published: 30% contract / 10% amenity deck / 10% top-off / balance closing. Deposit terms live in the purchase agreement rather than in marketing material, so confirm this against the contract before you rely on it.
When is Shoma Bay expected to be delivered?
Currently 2027. Pre-construction delivery dates move, and the contract governs what happens if they do.
Who is developing Shoma Bay?
The developer is Shoma Group. A developer's track record on delivery matters as much as the building itself, and it is worth asking what else they have completed in Miami and when.
How big is Shoma Bay?
Shoma Bay is planned at 333 units across 21-28 floors. Where a figure shows a range, sources disagree and I have not been able to confirm which is current.
Can a non-resident or foreign national buy at Shoma Bay?
Yes. There is no citizenship or residency requirement to own Florida real estate. What differs is the paperwork - financing terms for foreign nationals, tax identification, and the withholding rules that apply when you eventually sell.
Keep looking
Condos for sale and rent in North Bay Village · Every Miami pre-construction condo · Pre-construction vs resale · Financing options
Thinking about Shoma Bay?
I represent buyers on pre-construction directly. Tell me what you are after and I will tell you honestly whether this one fits.
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