Nexo Residences

Where Nexo actually stands today

Nexo Residences topped off on 3 June 2025 at 16 stories. 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.

The building received its Temporary Certificate of Occupancy in August 2026. Florida YIMBY reported on 28 August 2026, citing KAST Construction, that the TCO “allows occupancy to begin while remaining construction and closeout work continues across the property.”

On 29 September 2026 the developers announced completion. Per Florida YIMBY’s report of that date, the property “is preparing to welcome its first owners and guests”; more than 90% of the residences are reported sold, to buyers from more than 25 countries, and the remaining inventory is priced from the $685,000s. That is the developers’ asking price, not a recorded sale.

So this page now says what the record supports: complete, on a temporary certificate of occupancy, with the county record still to catch up (see below). Ask for the final certificate of occupancy date in writing. The full delivery report is here.

A permissive rental policy, with an operator attached

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 recently:

• 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 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 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 stories 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-story arrival lobby with café, a resort-style pool with jacuzzi and sun shelf, three summer kitchens and an outdoor terrace bar, a two-story 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, in writing. A Temporary Certificate of Occupancy was reported on 28 August 2026. Ask whether the final certificate has been issued and what closeout work remains before you sign anything with a closing date in it.
• The prospectus and the proposed declaration of condominium, read in full — 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 254-home building by Fortune International Group and Blue Road with an operator attached, in a location that is 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