Population 13,893 · Census ACS 2020–24
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Population and households in North Shores
Household size in North Shores
| Period | North Shores | North Bay Village | Miami area | Florida | U.S. |
|---|---|---|---|---|---|
| 2006–10 | 2.09 | 2.24 | 2.80 | 2.63 | 2.68 |
| 2010–14 | 2.04 | 2.32 | 2.95 | 2.73 | 2.73 |
| 2015–19 | 1.95 | 2.31 | 2.97 | 2.75 | 2.71 |
| 2020–24 | 1.96 | 2.24 | 2.80 | 2.63 | 2.65 |
| Change | −0.13 | −0.00 | +0.00 | +0.00 | −0.03 |
North Shores is a place of small households, averaging 1.96 people against 2.65 for the U.S., which points to many singles, couples and roommates and relatively few children. Household size has dropped from 2.09 in 2006–10, a much bigger shift than nationally. Households are largest in the west and smallest in the south.
Household size: the average number of people living in each occupied home. Source: BestNeighborhood calculations from U.S. Census Bureau ACS 5-year block-group estimates (table B25010).
Median age in North Shores
| Period | North Shores | North Bay Village | Miami area | Florida | U.S. |
|---|---|---|---|---|---|
| 2006–10 | 42.3 | 40.2 | 39.9 | 40.8 | 37.7 |
| 2010–14 | 45.8 | 41.4 | 40.9 | 42.0 | 38.6 |
| 2015–19 | 44.8 | 41.2 | 41.9 | 43.0 | 39.6 |
| 2020–24 | 46.5 | 45.4 | 42.8 | 43.5 | 40.1 |
| Change | +4.2 | +5.2 | +2.9 | +2.7 | +2.3 |
North Shores skews older: half of its residents are older than 46.5, well above the national median of 40.1. That usually means more empty nesters and retirees, and fewer young families. Since 2006–10, the median age has climbed from 42.3, in line with the national trend.
Median age: the age that splits residents into two equal halves. Source: BestNeighborhood calculations from U.S. Census Bureau ACS 5-year block-group estimates (table B01002).
Single-parent households in North Shores
| Period | North Shores | North Bay Village | Miami area | Florida | U.S. |
|---|---|---|---|---|---|
| 2006–10 | 8.6% | 10.8% | 14.3% | 12.4% | 12.3% |
| 2010–14 | 11.1% | 12.6% | 14.2% | 12.2% | 12.3% |
| 2015–19 | 6.9% | 9.9% | 13.3% | 11.5% | 11.6% |
| 2020–24 | 8.2% | 9.7% | 13.2% | 11.4% | 11.6% |
| Change | −0.4 pts | −1.1 pts | −1.1 pts | −1.0 pts | −0.6 pts |
Single parents head only 8.2% of households in North Shores, well below the national share of 11.6%. The single-parent share has barely moved since 2006–10, while the national share fell.
Single-parent households: households where one adult with no spouse present lives with children under 18. Source: BestNeighborhood calculations from U.S. Census Bureau ACS 5-year block-group estimates (table B11003).
Housing in North Shores
Renters in North Shores
| Period | North Shores | North Bay Village | Miami area | Florida | U.S. |
|---|---|---|---|---|---|
| 2006–10 | 66.4% | 60.0% | 34.2% | 30.3% | 33.3% |
| 2010–14 | 72.9% | 67.7% | 37.9% | 33.9% | 35.6% |
| 2015–19 | 74.8% | 69.1% | 40.7% | 34.6% | 36.0% |
| 2020–24 | 63.6% | 62.1% | 39.5% | 32.4% | 34.8% |
| Change | −2.8 pts | +2.1 pts | +5.3 pts | +2.1 pts | +1.5 pts |
Renters far outnumber owners in North Shores: 63.6% of households rent their homes, against 34.8% nationally. Among homeowners, 55.6% have no mortgage at all, well above the national share of 39.8%. Renting is most common in the north and least common in the southwest. The renter share is down 2.8 points from 2006–10, even as the national share rose.
Renters: occupied homes that are rented rather than owned. Source: BestNeighborhood calculations from U.S. Census Bureau ACS 5-year block-group estimates (table B25003).
Vacant homes in North Shores
| Period | North Shores | North Bay Village | Miami area | Florida | U.S. |
|---|---|---|---|---|---|
| 2006–10 | 33.3% | 29.0% | 15.4% | 17.2% | 11.4% |
| 2010–14 | 26.7% | 25.0% | 15.3% | 17.6% | 11.4% |
| 2015–19 | 27.2% | 23.6% | 13.1% | 15.4% | 11.1% |
| 2020–24 | 28.1% | 22.4% | 10.9% | 12.5% | 9.6% |
| Change | −5.1 pts | −6.6 pts | −4.5 pts | −4.8 pts | −1.8 pts |
Vacant homes make up 28.1% of the housing in North Shores, far above the national rate of 9.6%. In resort and lake areas that usually means seasonal and vacation homes; elsewhere it can point to weak demand. Vacancy is down 5.1 points from 2006–10, as it has nationally.
Vacant homes: homes with no one living in them, including vacation homes and homes for sale or rent. Source: BestNeighborhood calculations from U.S. Census Bureau ACS 5-year block-group estimates (table B25002).
Age of homes in North Shores
| Period | North Shores | North Bay Village | Miami area | Florida | U.S. |
|---|---|---|---|---|---|
| 2006–10 | 1965 | 1962 | 1979 | 1984 | 1974 |
| 2010–14 | 1969 | 1967 | 1979 | 1985 | 1975 |
| 2015–19 | 1971 | 1970 | 1980 | 1986 | 1977 |
| 2020–24 | 1974 | 1973 | 1983 | 1989 | 1980 |
| Change | +9 | +10 | +4 | +5 | +6 |
Housing in North Shores leans a little older: the median home dates to 1974, against 1980 nationally. The median year built has moved up from 1965 in 2006–10, a sign of steady new building. Newer construction is concentrated in the southeast, while the north has the oldest housing.
Age of homes: the year that splits the housing stock into older and newer halves. Source: BestNeighborhood calculations from U.S. Census Bureau ACS 5-year block-group estimates (table B25035).
Rent in North Shores
| Period | North Shores | North Bay Village | Miami area | Florida | U.S. |
|---|---|---|---|---|---|
| 2006–10 | $952 | $1,104 | $1,256 | $1,092 | $965 |
| 2010–14 | $1,038 | $1,164 | $1,306 | $1,123 | $1,040 |
| 2015–19 | $1,358 | $1,503 | $1,586 | $1,323 | $1,213 |
| 2020–24 | $1,877 | $1,962 | $2,112 | $1,816 | $1,571 |
| Change | +$925 | +$858 | +$856 | +$724 | +$606 |
A typical rental in North Shores costs $1,877 a month with utilities, above the national median of $1,571. Rent has climbed $925 a month since 2006–10, up 97%, faster than rents rose nationally. Rent takes 39.0% of the typical renter's income, well over the 30% mark often used to define affordable rent, so many renters here are stretched.
Rent: monthly rent plus the utilities renters pay themselves. Source: BestNeighborhood calculations from U.S. Census Bureau ACS 5-year block-group estimates (table B25064).
Education in North Shores
Bachelor's degrees in North Shores
| Period | North Shores | North Bay Village | Miami area | Florida | U.S. |
|---|---|---|---|---|---|
| 2006–10 | 35.4% | 35.2% | 29.1% | 26.4% | 28.4% |
| 2010–14 | 31.2% | 34.3% | 29.3% | 27.0% | 29.6% |
| 2015–19 | 38.9% | 41.4% | 32.5% | 30.0% | 32.1% |
| 2020–24 | 40.7% | 44.6% | 37.1% | 34.6% | 35.6% |
| Change | +5.4 pts | +9.4 pts | +8.0 pts | +8.2 pts | +7.2 pts |
About four in ten adults 25 and older in North Shores (40.7%) have a bachelor's degree or higher, a bit above the national share of 35.6%. Still, the share is lower than in North Bay Village as a whole (44.6%). The share with a degree has risen 5.4 points since 2006–10, in line with the national trend.
Bachelor's degrees: adults 25 and older with a bachelor's degree or higher. Source: BestNeighborhood calculations from U.S. Census Bureau ACS 5-year block-group estimates (table B15003).
High school graduates in North Shores
| Period | North Shores | North Bay Village | Miami area | Florida | U.S. |
|---|---|---|---|---|---|
| 2006–10 | 82.3% | 82.2% | 83.0% | 85.5% | 84.9% |
| 2010–14 | 80.5% | 83.9% | 84.2% | 86.5% | 86.1% |
| 2015–19 | 87.9% | 89.5% | 85.6% | 88.2% | 87.7% |
| 2020–24 | 87.7% | 90.9% | 87.4% | 90.0% | 89.3% |
| Change | +5.4 pts | +8.7 pts | +4.4 pts | +4.4 pts | +4.3 pts |
About one in eight adults in North Shores never finished high school, a bit more than nationally: 87.7% have a diploma or equivalent, against 89.3% across the U.S. Since 2006–10, the share with a diploma has risen 5.4 points, in line with the national trend.
High school graduates: adults 25 and older with a high school diploma, GED or more. Source: BestNeighborhood calculations from U.S. Census Bureau ACS 5-year block-group estimates (table B15003).
Jobs in North Shores
| Period | North Shores | North Bay Village | Miami area | Florida | U.S. |
|---|---|---|---|---|---|
| 2006–10 | 8.2% | 5.8% | 8.8% | 8.9% | 8.1% |
| 2010–14 | 9.7% | 6.6% | 11.3% | 11.0% | 9.4% |
| 2015–19 | 4.8% | 3.5% | 5.8% | 5.7% | 5.6% |
| 2020–24 | 5.3% | 4.7% | 5.0% | 4.8% | 5.4% |
| Change | −2.9 pts | −1.1 pts | −3.8 pts | −4.1 pts | −2.7 pts |
Unemployment in North Shores is close to the national rate: 5.3% of the labor force, against 5.4%. Unemployment is down 2.9 points from 2006–10, mirroring the country. Because the Census pools five years of responses (2020–24), these rates smooth over short swings and lag the current job market.
Unemployment: people looking for work as a share of everyone working or looking. Source: BestNeighborhood calculations from U.S. Census Bureau ACS 5-year block-group estimates (table B23025).
North Shores compared with nearby neighborhoods
| Neighborhood | Household size | Median age | Single parents | Renters | Vacant homes | Median year built | Median rent | Bachelor's degree | High school diploma | Unemployment |
|---|---|---|---|---|---|---|---|---|---|---|
| North Shores | 1.96 | 46.5 | 8.2% | 63.6% | 28.1% | 1974 | $1,877 | 40.7% | 87.7% | 5.3% |
| Normandy Isles | 2.18 | 43.8 | 8.3% | 76.9% | 25.2% | 1964 | $1,771 | 45.5% | 96.0% | 3.6% |
| Oceanfront | 2.08 | 48.9 | 7.0% | 48.0% | 45.8% | 1974 | $2,199 | 61.7% | 93.6% | 3.6% |
| Upper Eastside | 2.26 | 42.6 | 9.0% | 58.1% | 17.9% | 1978 | $2,102 | 51.7% | 89.2% | 6.0% |
| Bayshore | 2.98 | 32.5 | 6.2% | 40.7% | 21.1% | 1965 | $2,709 | 74.4% | 96.9% | 1.8% |
| City Center | 1.74 | 41.7 | 5.7% | 78.2% | 25.4% | 1952 | $1,619 | 47.8% | 87.2% | 4.2% |
| Little Haiti | 2.74 | 37.8 | 20.2% | 78.8% | 12.3% | 1965 | $1,321 | 14.9% | 69.3% | 10.6% |
| West Avenue | 1.74 | 43.1 | 6.7% | 66.8% | 32.1% | 1979 | $2,115 | 65.1% | 95.5% | 5.3% |
| Flamingo-Lummus | 1.71 | 42.1 | 8.6% | 74.0% | 18.2% | 1960 | $1,736 | 43.0% | 86.7% | 3.6% |
| South Beach Miami Beach | 1.77 | 54.6 | 7.4% | 50.1% | 54.2% | 1979 | $1,690 | 49.1% | 90.9% | 8.0% |
| Wynwood | 2.02 | 34.9 | 8.2% | 73.3% | 16.6% | 2004 | $2,633 | 56.6% | 92.9% | 3.4% |
All figures 2020–24.
Neighborhoods with similar populations: salisbury, Allentown, PA · Old Aurora, New Orleans, LA · Pioneer Park, Las Vegas, NV · Pleasant Valley, Vancouver, WA · Ponderosa Park, Sunnyvale, CA · Power Ranch, Gilbert, AZ · Provincetowne, Charlotte, NC · Radnor-Ft Myer Heights, Arlington, VA · Riverside Park, Buffalo, NY · Rock Creek, Little Rock, AR
About these numbers
Every figure on this page is a BestNeighborhood calculation from the Census Bureau's American Community Survey (ACS), built up from the Census block groups that make up North Shores. Each ACS 5-year release pools five years of responses; this page shows the last 15 releases, 2006–10 through 2020–24. Neighboring releases share four of their five years, so they move gradually and small changes between them are within the survey's margin of error; in small places the lines can jump from one release to the next for the same reason. The maps show the same measures for each neighborhood, ranked against the whole country.
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