Luxury Home Builder in Venetian Islands
EZ BH Projects builds luxury custom homes on the Venetian Islands — six interconnected islands in Biscayne Bay with causeway-restricted delivery, per-island ARBs, and DERM seawall requirements.
The six Venetian Islands stretch across Biscayne Bay between Miami Beach and the mainland, offering waterfront living within minutes of both. Causeway-restricted material delivery, per-island ARBs, DERM seawall permits, and VE flood zones throughout characterize every project here. EZ BH Projects delivers finished homes from $8M to $25M.
Lot & Build Economics
| Metric | Typical Range |
|---|---|
| Typical Lot Size | 7,000–14,000 sq ft |
| Typical Project Size | 5,000–10,000 sq ft |
| Build Cost (Low) | $1500 |
| Build Cost (High) | $2600 |
| FEMA Zone | VE |
Why building on the Venetian Islands is different
The Venetian Islands are six man-made islands — San Marco, San Marino, Di Lido, Rivo Alto, Belle Isle, and Biscayne — connected by the Venetian Causeway and stretching across Biscayne Bay between Miami Beach and the mainland. The islands offer a distinctive position in the Miami luxury market: waterfront bay living with a neighborhood scale and character that the high-rise towers of Miami Beach proper cannot provide, at price points that are accessible to a wider range of luxury buyers than Fisher Island or Indian Creek.
Each island has its own neighborhood association with its own ARB, which means the review process, preferences, and timeline differ depending on which island the project is on. Di Lido and Rivo Alto, in the center of the chain, have established architectural characters that the ARBs actively maintain. Belle Isle, the largest island at the eastern end, has a higher density of recent new construction and ARBs that are more accustomed to reviewing contemporary designs.
The Venetian Causeway itself is a constrained delivery route — it has height and weight limits that restrict large equipment vehicles and require pre-planned access routes for cranes, concrete pumps, and steel deliveries. Material deliveries for most projects arrive via the causeways during off-peak hours with pre-arranged permits.
Lot economics
Venetian Islands lots typically run 7,000 to 14,000 square feet across the six islands. Waterfront bay-front lots command significant premiums over interior lots. Construction at the luxury tier runs $1,500 to $2,600 per square foot. Total project costs typically fall between $8M and $25M, with large bay-front homes exceeding that range.
Architectural review and permitting
Each island has its own neighborhood association and ARB. All new construction requires ARB approval before Miami Beach building department permits are issued. ARB preferences vary by island — we review the specific island's design history and current ARB composition before preparing design packages. In addition to ARB review, any work within the bay-side seawall setback requires Miami-Dade DERM permits. We coordinate DERM permitting concurrently with ARB and building department review.
Flood, wind, and structural considerations
The Venetian Islands are mapped in FEMA VE zones throughout. Biscayne Bay exposure from both sides of the causeway produces significant salt-air and wind-load conditions. VE-zone construction requirements apply: open-foundation design, elevated finished floors, breakaway-wall provisions on ground-level enclosures. Hurricane wind design follows Miami-Dade high-velocity zone standards. Salt-air corrosion specifications are at elevated levels for all Venetian Islands projects — marine-grade hardware, stainless-steel fasteners, and protected MEP penetrations throughout.
What we typically build here
Contemporary modernist infill dominates new construction on the Venetian Islands. Tight lots reward vertical design — three-story homes with rooftop terraces overlooking the Bay are common. Indoor-outdoor living programs with sliding glass wall systems, covered terraces, and bay-facing pools are the dominant client request. On larger bay-front parcels, dock programs and seawall replacement often accompany the new construction.
Logistics
The Venetian Causeway has posted height and weight restrictions. Large equipment — cranes, concrete pumps, steel deliveries — require routing permits and off-peak delivery windows. We manage all causeway permit coordination and build delivery sequencing into every Venetian Islands project schedule. DERM seawall permits, when required, are coordinated concurrently with building permits to minimize the construction timeline impact.
Recent work nearby
EZ BH Projects has completed projects on multiple Venetian Islands and is familiar with the per-island ARB processes, causeway logistics, and DERM seawall permitting. Client references in the neighborhood are available upon request.
Frequently Asked Questions
Which of the six Venetian Islands do you build on?
All six — San Marco, San Marino, Di Lido, Rivo Alto, Belle Isle, and Biscayne. Each has its own ARB; we review the specific island's design preferences before preparing each project's design package.
What does a custom home on the Venetian Islands cost?
Construction runs $1,500 to $2,600 per square foot. Total project costs fall between $8M and $25M, with large bay-front homes above that range.
How does the per-island ARB process work?
Each island's neighborhood association maintains its own ARB with its own preferences and review timeline. We research the specific island's ARB character before preparing the design package and present directly to each ARB.
What are the causeway delivery restrictions?
The Venetian Causeway has posted height and weight limits. Large equipment and heavy deliveries require routing permits and off-peak delivery windows. We manage all causeway logistics permitting.
What flood zone are the Venetian Islands in?
FEMA VE throughout. VE-zone open-foundation construction is required. Biscayne Bay exposure from both sides of the chain produces significant structural requirements.
What styles are built on the Venetian Islands?
Contemporary modernist infill dominates. Tight lots favor vertical three-story designs with rooftop terraces. Indoor-outdoor bay-view programs with large sliding glass walls are the most common client brief.
Do I need a DERM permit for seawall work?
Yes. Any work within the bay-side coastal setback — including seawall replacement, dock construction, or riprap — requires a Miami-Dade DERM permit. We coordinate this concurrently with the building permit to minimize timeline impact.