Nexo Residences

Where Nexo actually stands today

Until August 2026 this page carried a specification box giving the year built as “Est. 2025” and prices “starting at $435,000”. Neither had been true for some time.

Nexo Residences topped off on 3 June 2025 at 16 storeys. Florida YIMBY and PROFILEmiami both reported the milestone, and both recorded that the project was 90% sold at that point, with residences starting in the $599,000s — not $435,000. The $435,000 figure appears to be an early launch price that this page never updated. A buyer arriving here would have been about $164,000 adrift on the entry point.

Completion has been targeted for the third quarter of 2026, which is the quarter we are in. As of 26 August 2026 I could not find a completion announcement, a temporary certificate of occupancy report, or a closings report in Florida YIMBY, The Real Deal, PROFILEmiami or the developer’s own press page. The most recent development news is the May 2026 announcement of the building’s rental operator.

So this page says what the record supports: topped off, delivery due now, completion not yet confirmed. If you have been told the building is finished and closings have started, that is entirely plausible on this timeline — but ask for the certificate of occupancy date in writing rather than taking it from a listing.

The most permissive rental policy in this market

This is what Nexo is actually for, and it is worth being precise, because “flexible” is used to mean three completely different things across Miami’s new towers.

Nexo is marketed with no minimum stay and no restriction on listing platforms — nightly, seasonal or long-term, listed on Airbnb, Vrbo or anywhere else. In May 2026 the developers appointed AvantStay as preferred property manager and technology platform, running guest services, housekeeping and daily operations through an on-site hospitality team, with smart key access and self-service package handling. Edgardo Defortuna, Fortune International’s chief executive, said AvantStay brings “deep expertise in both short-term rentals and hospitality.”

That combination — unrestricted nightly letting plus a contracted professional operator on site — is more than a permission. It is an operating model. Compare the three buildings I have written up this month:

• Nexo — no minimum stay, professional operator engaged. Closest thing to buying into a managed hotel-style pool.
• The Crosby at Miami Worldcenter — no rental restrictions, but the owner arranges letting themselves. The recorded deeds there show the smallest homes trading at nearly twice the price per square foot of the largest, which is what nightly-rental economics does to a price list.
• The Standard Residences Midtown — a 30-day minimum, twelve times a year. No nightly letting at all, despite being marketed on flexibility.

Those are three different financial products and the marketing language barely distinguishes them. Work out which one you are buying before you build a yield model.

The usual caution applies with more force than usual here. The marketed policy is not the binding one: what governs your letting rights is the recorded declaration of condominium, the association’s rules, and North Miami Beach and Miami-Dade regulation, all of which can change. Because no declaration is yet on the county roll, the document to demand right now is the developer’s prospectus or offering circular with the proposed declaration attached, and you should have a Florida real estate attorney read the use and leasing provisions before you rely on any projected income. Also ask, specifically, what the AvantStay arrangement costs an owner, whether participation is optional, and whether the terms are fixed.

Why there is no price you can verify

On most buildings I publish the recorded deed history from the Miami-Dade County Property Appraiser, because it is the one number that cannot be presented selectively. That is not available here, and the reason is worth understanding.

On 26 August 2026 the county’s record for 13899 Biscayne Boulevard — folio 07-2221-002-0590 — still shows a single parcel of 75,830 square feet classified “VACANT LAND – COMMERCIAL”, with a year built of zero, assessed for 2026 at $12,132,800. That is fourteen months after the building topped off. I also checked every subdivision code in the North Miami Beach section of the roll: there is no Nexo condominium declaration on it.

This is a lag, not a problem. Buyers close against a declaration recorded with the Clerk of the Court, and the Property Appraiser carves the building into individual folios and assesses them afterwards — often a year or more later. I have found the same gap this month on other 2026 deliveries. But the consequence for you is concrete: there is currently no public record of a single sale price in this building. No assessed value per home, no recorded deed, no comparable. Everything is developer pricing. When the folios appear, the real numbers will go on this page.

The one county figure that is useful today is the land. The site sold on 16 August 2022 for $16,000,000 to 13899 Biscayne Associates LLC, on a qualified warranty deed — a real arm’s-length price, and a useful anchor for what the ground under 254 homes cost.

The building, the team and the amenities

Nexo rises 16 storeys on Biscayne Boulevard with 254 residences from 531 to 2,438 interior square feet — fully furnished studios through three-bedrooms, plus a small group of three- and four-bedroom townhomes. It is designed by Carlos Ott working with Frankel Benayoun Architects, with interiors, common areas and landscape by Urban Robot, for Fortune International Group and Blue Road. Fortune Development Sales markets it.

Homes are delivered move-in ready with floor-to-ceiling windows, porcelain tile floors, European cabinetry with quartz counters and matte black fixtures, Italkraft kitchens with Dekton surfaces and Bosch appliances, glass-railed balconies, built-in closets and — a detail that tells you exactly what this building is — a lockable owner’s closet in every residence, so an owner can secure personal belongings while the home is let.

The amenity programme runs to a three-storey arrival lobby with café, a resort-style pool with jacuzzi and sun shelf, three summer kitchens and an outdoor terrace bar, a two-storey coworking and technology hub with business centre, a fitness centre with yoga studio and virtual trainer, a rooftop observatory deck, an outdoor movie theatre, a children’s playground and plaza, a multipurpose clubroom with private event kitchen, electric car charging, bike storage, smart package lockers, two gated entrances with guest valet, and a porte cochère arrival. Jorge Savloff, Blue Road’s chief executive, described it as “a playground for all ages, with amenities that speak to families, leisure seekers, and professionals alike.”

The building is also EB-5 eligible, at the $1,050,000 investment minimum, which is part of why Fortune reported buyers from more than 25 countries.

What to check before you buy here

• The certificate of occupancy date, in writing. Delivery was targeted for this quarter and no completion has been publicly reported. Establish where the building actually is before you sign anything with a closing date in it.
• The prospectus and the proposed declaration of condominium, read by a Florida real estate attorney — specifically the use and leasing provisions. The no-minimum-stay policy is what the developer advertises; the declaration is what binds you.
• The full economics of the AvantStay arrangement — the management fee, whether participation is optional, what happens if you want to let the home yourself, and what the on-site hospitality service costs the association each year.
• The budget and estimated assessments, and note that a building running a nightly-rental operation has higher wear, higher staffing and higher turnover costs than a conventional condominium. Ask how the budget reflects that.
• Realistic occupancy and nightly rate evidence for North Miami Beach specifically, not for South Beach or Brickell. This is a different sub-market and the rates are not interchangeable.
• What 90% sold actually means today. That figure is from June 2025. Ask how many homes remain unsold now, and how many contracts have closed rather than merely been signed.

Nexo is a well-designed building by a serious developer with a real operator attached, in a location that is genuinely convenient rather than glamorous. Its proposition — buy a furnished home, let it by the night, have someone else run it — is the clearest of its kind in this part of the county. The two things to hold in mind are that no public sale record exists for it yet, and that a nightly-rental building is a business you are buying into, not just a home.

Thinking about Nexo Residences?

A nightly-rental building is a business, not just a home. I will get you the certificate of occupancy date, the real remaining inventory, and the full cost of the management arrangement before you commit — and tell you honestly whether the yield story holds up in North Miami Beach.

ASK JOSH ABOUT NEXO