NEXO Residences North Miami Beach: Is the Premium Justified?

NEXO Residences is a high-rise condominium at 13899 Biscayne Boulevard in North Miami Beach, developed by Fortune International Group and Blue Road. According to the developer's website, Fortune was founded in 1983 by Edgardo Defortuna and has delivered more than 7,000 residences in South Florida, including Jade Signature, Jade Beach, Jade Ocean and The Ritz-Carlton Residences, Sunny Isles Beach. Carlos Ott serves as design consultant, Frankel Benayoun Architects is architect of record, and Urban Robot created the interiors and landscaping, per the same developer site.

The word premium needs a reference point. NEXO does not sit on the ocean, and it is not in Brickell or Miami Beach proper. It is a Biscayne Boulevard address between Aventura and Miami. So the question is whether a design-led, fully finished, furnished building in a rapidly changing submarket justifies its pricing against alternatives with more established addresses. This guide takes that question seriously and does not assume the answer.

A note on method: the published specifications for the project are not perfectly consistent from one source to the next. Unit counts, unit sizes and pricing differ depending on the publication and the date. Where figures matter, they are attributed below to a named source and a date or as-of context, and where a number cannot be pinned down, it is left out.

Pricing has moved over the life of the sales program. S. The developer's own website lists condos starting in the high $600,000s, fully furnished, and directs buyers to the sales team for current pricing. Those numbers do not reconcile neatly, which is why current availability should be confirmed directly rather than taken from any single article, including this one.

Size ranges also vary. Florida YIMBY's August 2025 report gives 531 to 2,438 interior square feet, while S. Florida Business & Wealth cited 531 to 2,190 and Fortune Christie's International Real Estate lists 525 to 2,190 square feet. Earlier developer-hosted press pages cited 632 to 2,464. For a buyer, the practical takeaway is to work from the floor plan for the specific residence, not from a headline range.

The same caution applies to the unit count and height. Most sources, including Fortune Christie's International Real Estate and Fortune International Group's launch announcement, describe 254 residences in a 15-story building. A June 2025 topping-off item on the project's press page describes it as 16 stories. The discrepancy is minor, but it is a reminder to verify details against the current offering documents.

The strongest argument for the pricing is the product itself. According to the developer's website, every residence is delivered fully furnished. Berkadia's 2025 announcement lists floor-to-ceiling windows, porcelain flooring, Italian kitchen and bath cabinetry, built-in bedroom closets, dedicated lockable owner's closets, and parking for every unit. The project's own press materials add expansive balconies with glass railings, quartz counters, matte black fixtures, smart key access and a self-service package system.

For a buyer who values time, that finish level matters. A furnished, fully finished home removes a design-and-procurement phase that can consume months on a conventional purchase. The trade-off is that the furnishings and interiors are the developer's choices, so buyers with strong aesthetic preferences should ask what can and cannot be changed.

The architecture is a second argument. Carlos Ott is credited by the developer's website as the architect of the Opéra Bastille in Paris and of Jade Beach and Jade Ocean in Sunny Isles Beach. Design pedigree does not guarantee anything about future value, but it is a legitimate reason a buyer might pay more for a building with a coherent identity than for an anonymous tower.

Amenity programming at NEXO leans toward productivity and fitness as much as leisure. Berkadia's 2025 announcement describes a three-story arrival lobby and lounge with café, a two-story technology center with coworking spaces, a pool deck with a Jacuzzi, three summer kitchens, a rooftop observatory deck, a children's playground, a multi-purpose clubroom, a private event area, an outdoor movie theater and a yoga studio. Florida YIMBY's August 2025 report adds a fitness center with a virtual trainer and notes that the property will be pet-friendly.

Location is the more debatable part of the premium. According to the developer's website, the building is about 4 miles from Aventura Mall and Bal Harbour Shops, 7 miles from the Miami Design District and 13 miles from Brickell City Centre. Fortune Christie's International Real Estate places it within a three-mile radius of Aventura, Bal Harbour and Sunny Isles Beach, and situates it between Miami International and Fort Lauderdale-Hollywood International airports. The developer's site also names Aventura Mall, FIU Biscayne Bay Campus, the beaches and the Brightline Aventura station as nearby demand drivers.

This is a central, car-friendly position rather than a beachfront one. Buyers who want to walk to the ocean will not find that here, while buyers who want a base with quick access to several submarkets may see it as an advantage. Neither view is wrong, and the right answer depends on how you actually spend your time in Miami.

A professional athlete often splits the year between a home city, road schedules and an offseason base. That profile tends to reward a residence that is easy to leave and easy to return to. Smart key access, a package system that does not depend on a front-desk handoff, parking for every unit and lockable owner's closets for personal items all speak to that pattern, based on the features listed by the developer and Berkadia in 2025.

Training routines are another practical lens. The building lists a fitness center with a yoga studio and virtual trainer, a pool deck and a rooftop deck. A dedicated training space is not a substitute for a private gym or a performance facility, and buyers with specific recovery or equipment needs should view the amenity floor in person before assuming it will meet them.

Privacy deserves a plain assessment. The developer markets NEXO as a home-sharing building, and S. Florida Business & Wealth described it as the first new-construction condominium in North Miami Beach with full home-sharing capabilities. A building designed for flexible use will generally have more resident turnover than a conventional owner-occupied tower. For someone who prioritizes a quiet, recognizable neighbor group, that is worth weighing carefully, and it is a question to put to the sales team along with a request for the current governing documents.

Sales momentum has been strong by the developer's own account. S. Florida Business & Wealth reported that 70 percent of units were sold when the project broke ground. Florida YIMBY reported in August 2025 that pre-sales had reached approximately 90 percent, with buyers from more than 25 countries. In Berkadia's 2025 announcement, Fortune CEO Edgardo Defortuna cited buyers from more than 25 countries and over 90 percent of units sold.

These figures are useful but limited. They indicate that many buyers agreed to the pricing at launch and during construction. They do not establish what a unit will be worth later, and they say nothing about how the building will perform once it is occupied. Developer-reported sales figures are also marketing statements, so treat them as context rather than proof.

A high sold percentage has one practical consequence: inventory is thin. Buyers evaluating NEXO today may be choosing from a small set of remaining residences, or looking at the resale market once units begin to trade. In both cases, the useful step is to request current availability and compare any specific unit to similar completed buildings in the area on a price-per-square-foot basis, using verified recent sales rather than launch pricing.

Weighing the evidence, the premium case rests on three things: a fully finished and furnished product, a recognizable design team and an experienced developer, and amenity programming that goes beyond the basics. The counterweights are an address that is central rather than oceanfront, a building character shaped by its home-sharing orientation, and published specifications that differ across sources. None of the supplied research includes resale comparables, so no responsible conclusion about future value can be drawn from it.

Before committing, a disciplined buyer would confirm five items directly: the exact floor plan and interior square footage of the target residence; current availability and pricing from the exclusive sales team, Fortune Development Sales, as named in the August 2025 Florida YIMBY report; the status of construction and delivery, since earlier sources cited an estimated 2025 completion; the monthly cost structure and building rules in the governing documents; and what is included in the furnishing package.

If you would like a second set of eyes on how NEXO compares with other South Florida new developments, Denis Smykalov and the team at Wolsen Developments can help you review the options against your own priorities and timeline.