NEXO Residences North Miami Beach: Reading Resale Comps for a Second Home

NEXO Residences at 13899 Biscayne Boulevard is a new building, and that shapes how a buyer should read the North Miami Beach resale market. According to Florida YIMBY's September 2026 report on the completion announcement, the developers, Fortune International Group and Blue Road, announced delivery that month. A building that has only just opened has almost no history of its own closed resales. A buyer who wants to understand fair value therefore has to look outward, at existing luxury condos nearby, and then adjust for what makes this tower different.

This is where comparable sales do their work. A comparable, or comp, is a closed transaction of a similar residence, in a similar location, sold within a recent window. For a pied-à-terre buyer, the question is rarely whether a unit is attractive in isolation. It is whether the asking price sits in a sensible relationship to what comparable buyers have actually paid. The research supplied for this article does not include a set of closed resale transactions for North Miami Beach, so we do not quote comp figures here. What follows is a framework for evaluating them once you have them in hand, along with the verified facts about NEXO that should shape the adjustments.

It also helps to be clear about what a comp cannot do. It describes the past. It cannot tell you where a particular unit will trade in the future, and no responsible analysis should suggest otherwise. Treat comps as a measuring stick for today's decision, not as a forecast.

According to the developer's own website, NEXO Residences sits on the Biscayne Boulevard corridor between Aventura and Miami. The site lists distances of about 4 miles to Aventura Mall and Bal Harbour Shops, 7 miles to the Miami Design District and 13 miles to Brickell City Centre. Florida YIMBY's August 2025 coverage describes the site as bounded by Biscayne Boulevard on the west, NE 139th Street on the north and Highland Drive on the south.

The building is described by the developer as a residential condominium, not a hotel, with every residence privately owned. The developer's website lists hotel-style services, including concierge and valet. Press materials posted on the developer's site, in a piece titled Traded, describe amenities that include a two-story lobby, a resort-style pool, co-working spaces, a gym and electric vehicle charging stations. Early announcements described a 15-story tower, while later materials, including the developer's website and its topping-off coverage, describe 16 stories. When you compare the building with older stock, use the most recent description.

Design credits matter in a luxury comparison. CondoBlackBook's building page credits Carlos Ott, working with Frankel Benayoun Architects, and describes interiors by Urban Robot, imported porcelain flooring, European-style kitchens and balconies with glass railings. According to CondoBlackBook, the homes are delivered fully furnished. That last point is one of the most important adjustments in any comparison with an older condo.

Existing luxury condos in North Miami Beach and the neighboring Biscayne Boulevard and Intracoastal-adjacent areas vary widely in age, layout, finish level and ownership structure. A resale buyer typically sees units that were delivered unfurnished or that carry the previous owner's furnishings and renovations. Some will need updating, and some will have been refreshed recently. Each of these conditions moves the price a buyer should reasonably pay, so a raw price-per-square-foot comparison without those adjustments can mislead.

A new, fully furnished tower sits differently in that landscape. The supplied research indicates that NEXO residences are sold furnished and, according to the developer's website, offer immediate occupancy. For a second-home buyer, that means the real cost of a comparable resale is not just the purchase price. It includes the time and money required to furnish, outfit and, where needed, renovate an older unit. A fair comp analysis puts a rough figure on that gap and treats it as part of the comparison rather than ignoring it.

The research also gives no reason to treat the broader market as uniform. The supplied materials do not contain a verified North Miami Beach resale price index, days-on-market figure or inventory trend, so we do not assert any. A buyer should ask for those figures from a current, dated source, and should insist on knowing the sale dates behind each comp.

Comps are only useful when the residences are truly comparable, and NEXO's mix is broad. According to CondoBlackBook's building page, the plans include townhouses, such as a four-bedroom, four-bath Townhouse A with 2,032 square feet of interior space plus 406 of exterior space, and tower residences ranging from one-bedroom, two-bath layouts to a three-bedroom, three-and-a-half-bath Residence H with 1,277 square feet of interior space plus 297 of exterior space. Florida YIMBY's September 2026 report states that interiors range from 531 to 2,438 square feet, and that the building holds studios through three-bedroom condominiums plus three- and four-bedroom townhomes.

Different sources publish different size ranges for the project, reflecting changes in plans over its marketing life. If you compare a NEXO unit with a resale condo, confirm the interior square footage from the plan or the contract documents rather than from a listing summary. Separate interior from balcony or terrace area, because the two are often blended in marketing figures and the blend distorts price per square foot.

For a pied-à-terre, the one-bedroom and two-bedroom layouts are likely to be the closest cousins of existing luxury condos nearby. Floor height, view orientation and balcony size are all legitimate price adjustments. A unit on a higher floor facing the water is not the same product as a lower-floor unit facing the boulevard, and a good comp set respects that.

Pricing for the building has moved over time in the published record, and a buyer should keep dates in view. According to the developer's press materials posted on its site, pre-sales had reached 90 percent when construction topped off. According to Florida YIMBY's September 2026 report on the completion announcement, a limited selection remained and pricing started in the $685,000s, with more than 90 percent of residences sold to buyers from more than 25 countries. Earlier coverage cited lower starting points, which is a reminder that a headline starting price describes the entry unit at a given moment, not the typical unit.

Resale listings are a separate matter. A third-party listing page for NEXO that we reviewed shows a range of asking prices and price-per-square-foot figures across different units, with some square footage fields still blank. Asking prices are a seller's opening position, not evidence of value, and we do not cite specific listing figures here because the page is undated. What a buyer should take from such a page is the spread: when asking prices per square foot differ meaningfully between similar-sized units, the reason is usually floor, view, layout or seller expectations, and each of those deserves a question.

The practical discipline is to separate three numbers: the price the developer is currently quoting, the price at which an owner is asking to resell, and the price at which comparable units actually closed. Only the third is a comp. If a seller cannot point to closed sales that support an ask, the ask is simply a starting point for negotiation.

Start by assembling closed sales, not listings, from the most recent period available, and record the sale date, interior square footage, floor, view, furnishing status and any renovation. Add nearby existing luxury condos along the Biscayne Boulevard corridor and in adjacent submarkets, but weigh them by how similar they are rather than by how close they are. Adjust explicitly for the furnished-and-ready condition of a NEXO residence, which most older resales do not share.

Next, consider building-level factors that sit outside a price per square foot. These include the age of the building, the amenity package, the service model and the size of the community. NEXO has 254 residences, according to the developer's materials and press coverage, which makes it a large building; a buyer who values quiet may weigh that differently from one who values on-site services. Ask for the current association documents and budget directly from the building and review them against any older condo you are considering.

Finally, accept that a building this new will accumulate its own record of closed resales only gradually. In the interim, an honest comp analysis will show a range rather than a point, and it will state which adjustments are judgment calls. A buyer who wants a second opinion on the comp set is welcome to reach out to Denis Smykalov at Wolsen Developments, who can help organize the comparison against current, dated sales data.