Key Points:
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Navigational Differences: Sans Souci offers direct access to Biscayne Bay with no fixed bridges, whereas Keystone Islands can be more complex, featuring interconnected canals and two small fixed bridges (8–10 foot clearance) that will require most vessels to exit via the New Arch Creek channel.
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Water Depth and Protection: Keystone Islands generally offers deeper waterways, with depths ranging from 10–20 feet and canal widths of 75–100 feet. In contrast, Sans Souci canals are typically shallower (5–10 feet) and less protected from wind and swells.
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Marine Services: Keystone Islands is a larger and more boating-oriented neighborhood, offering on-site marinas with fuel, haulout services, and dry storage. Sans Souci is strictly residential and lacks these immediate maritime amenities, requiring residents to travel to places like the Haulover Marine Center for fuel and service.
Quick orientation
Both Sans Souci and Keystone Islands sit in North Miami, with man-made canals that connect to Biscayne Bay and the Intracoastal Waterway. Your experience on the water depends on the exact home’s canal or location, the existing dock infrastructure, the route to the bay, and any bridges or channels in between. In this guide, you will learn how to assess the pros and cons of each neighborhood from a mariners perspective.
Key boating factors to compare
Canal layout and route
Study the canal map for each property. Count the turns and calculate the distance to reach open water and note any dead-ends that may have shallower water. A straighter route usually means less time at idle speeds and fewer tight maneuvers.
This is one of the main differences between the two neighborhoods. In Sans Souci, all canals lead directly to Biscayne Bay but they are not as protected from the winds, swell and tide. Whereas in Keystone, about half of the islands are interconnected and require exiting New Arch Creek for access to Biscayne Bay.
- Track how you reach Biscayne Bay or the ICW.
- Note the no-wake stretches on your path.
- If you plan frequent family outings, test the route at different times of day.
Depth and tides
Canal and waterway depths vary and may be shallower or deeper than the bay. Tides affect how much draft you can safely run at your dock and along the canal. With depths of 10-20 feet, Keystone offers mostly deep water and the majority of the canals are 75-100 feet wide. The canals in Sans Souci also offer sufficient water depths (5 to 10 feet) for most vessels, however, they are not as deep as in Keystone.
- Measure depth at the dock at a low tide benchmark and in the canal entrance (or end, if necessary).
- Confirm tidal predictions for the day you test, and note seasonal changes.
- Plan for clearance at both low and high water if you operate a boat lift.
Bridges and clearances
Man-made island communities often involve fixed or opening bridges. Your boat’s air draft is as important as its underwater draft. While there are no fixed bridges to bay in Sans Souci, if you have a large vessel with a clearance of more than 16-18 feet, you will have to wait for a bridge opening at the Shepard Broad Causeway. In comparison, Keystone does have two small fixed bridges with clearances of approximately 8-10 feet. Therefore, depending on your specific location in Keystone you may have to exit via the New Arch Creek channel which is more time consuming.
- Identify every bridge on your route and whether it is fixed or opening.
- Verify vertical clearance at mean high water, not just at low tide.
- If an opening at Broad Causeway is required, plan for schedules, traffic, and waits.
Haulover Inlet access
Haulover Inlet is the nearest ocean outlet north of central Miami and is heavily used by recreational and charter boats. It is subject to strong currents, tidal flow, and crowding especially on weekends.
- Time your transit from the property to the inlet under typical conditions.
- Expect variability with tide, weekend traffic, and weather.
- If offshore trips are your priority, run a real-world test before you buy.
Marinas, fuel, and haulout
This is one of the main differences between Keystone and Sans Souci. While Sans Souci does not have any marinas or services available, Keystone offers a choice of marinas with dry dockage and wet slips, and full-service options for fuel, haulout and pumpout. Alternatively, fuel is available at Haulover Marine Center that is easily accessible when navigating to the open ocean via Haulover Inlet.
Sans Souci vs Keystone Islands: how to decide
Because canal depth, bridge clearance, and route details vary by address, the best choice often comes down to the exact lot rather than the broader neighborhood label. Use this simple process:
- Use your marine GPS to map the route. Trace your path from dock to bay to Haulover Inlet. Note bridges and no-wake stretches.
- Measure the water. Log depth at the dock and at the canal entrance at a known low tide.
- Confirm clearances. Verify bridge types and air draft at mean high water.
- Time the run. Make a typical transit to your favorite destinations at different times of day.
- Check the paperwork. Pull dock, lift, and seawall permits, and ask for dredging records.
- Align the lifestyle. Run school lookups, test peak traffic, and check access for service providers and guests.
If two homes feel equal on land, the one with the cleaner water route and better-documented marine infrastructure usually wins for boating families.
Your on-water due diligence plan
A short, focused field checklist can save you from costly surprises.
- Schedule a daytime and a low-tide site visit by boat.
- Hire a local marine surveyor to inspect the dock, lift, and seawall.
- Speak with nearby marina managers about fuel, pumpout, and haulout options.
- Obtain written insurance quotes and request recent elevation and flood documents.
- Confirm community policies on lifts, guest boats, and trailers.
Work with a hyper local real estate expert and boat captain
You deserve an expert advisor who understands docks, seawalls, lifts, and inlet runs as well as design and lifestyle. As a local, Captain Ross blends boutique, concierge service with technical nautical expertise so you can move from dock to doorstep with confidence.
Ready to compare specific homes in Sans Souci and Keystone Islands and test the route by boat? Book a Dock-to-Doorstep Consultation with Ross Milroy and let’s chart the best fit for your family.