NEXO Residences North Miami Beach: The Resale Market Around a New Tower

NEXO Residences at 13899 Biscayne Boulevard is a young building, so the phrase "resale" needs careful handling. Most North Miami Beach luxury condo resales involve older towers with long ownership histories. At NEXO, the secondary market is made up of units that early buyers have placed on the market, and it sits next to a deep stock of established buildings in Aventura, Sunny Isles Beach and Bal Harbour. For a buyer choosing Miami as a home base, the useful question is how a newly delivered, furnished building compares with an older condo that has a longer record.

According to the NEXO Residences website, the building sits on the Biscayne Boulevard corridor between Aventura and Miami, about 4 miles from Aventura Mall and Bal Harbour Shops, 7 miles from the Miami Design District and 13 miles from Brickell City Centre. That placement shapes the comparison. Buyers are weighing a location that is central to several districts against beachfront or intracoastal addresses that offer a different daily rhythm.

This guide uses the supplied listing data and developer materials, and it flags where those sources disagree. It does not forecast prices or performance. The aim is to help you frame a decision, not to argue for one building.

Public listing aggregators give a partial picture. According to CondoBlackBook's NEXO Residences page, showing data through October 2026, seven condos were listed for sale at an average list price of $1,240,279, or $1,077 per square foot, and the page recorded no sold condos in the past six months.

A third reference point comes from eXp Realty, whose NEXO Residences page dated October 19, 2026 states that condos in the building average $982,520 in list price. These figures differ because each platform counts different units on different days and may treat square footage differently. The sensible reading is a range of asking levels rather than one definitive number.

The lack of recorded closings on CondoBlackBook's page matters for a buyer. With few or no recent sales, list prices tell you what sellers hope to receive, not what the market has confirmed. Ask for closed comparables from the broader submarket, and treat any per-square-foot figure as a starting point for negotiation.

A newly delivered building offers a clean slate. According to the NEXO Residences press page, residences are fully finished with floor-to-ceiling windows, porcelain flooring, European-style kitchens, quartz counters, smart key access and a self-service package system. The developer's materials describe every residence as furnished, and the official website says buyers can move in right after closing. For someone relocating, that removes the furniture sourcing and renovation steps that often come with an older condo.

Established buildings nearby offer different things: a track record of how the association operates, mature landscaping, and in some cases larger floor plans or direct water views. They may also need updated interiors or building-wide work. The tradeoff runs between certainty of condition and certainty of history. A new building has the first and is still building the second.

When you compare, request the same documents for each property: current budget, reserve information, recent meeting minutes and any planned assessments. A building that is only a few years old may have limited operating history, and that is a fact to weigh rather than a flaw.

NEXO offers a wide range of layouts, from studios to townhomes. According to Miami Condo Lifestyle, residence sizes run from 500 to 2,190 square feet, while the developer's press page cites 632 to 2,464 square feet in earlier materials, and Brown Harris Stevens lists townhome models between roughly 1,800 and 2,460 square feet. These ranges reflect different dates and different measurement conventions.

CondoBlackBook illustrates the issue by splitting interior and exterior area. For example, its listing shows Residence E at 723 interior square feet plus 226 exterior square feet. Brown Harris Stevens lists the same model at 939 square feet in total. If one listing quotes a per-square-foot price on interior area and another on a total that includes the balcony, the two will not be comparable. Confirm which basis each listing uses before comparing units, including across buildings.

Building details also vary by source. The developer's June 2025 topping-off coverage describes a 16-story building, while the original launch announcement from Fortune International Group describes 15 stories, and the unit total of 254 residences is consistent across the sources. Residence mix and floor numbering are best confirmed from the plans attached to a specific listing.

For someone working from home most days, the building's common areas matter as much as the unit. According to the developer's press page, amenities include a lounge, a tech hub with a café and coworking space, a fitness center with a yoga studio and virtual trainer, a rooftop observatory deck, a pool deck with two spa pools and a private event area. A separate developer press item also mentions a two-story lobby and electric vehicle charging stations. Visit the spaces in person and judge whether the coworking areas suit your hours and call needs, because a description is not a substitute for sitting in the room.

Walkability is a mixed picture. Miami Condo Lifestyle gives the building a Walk Score of 74, which it labels very walkable, and lists the building as pet friendly. The NEXO Residences website names Aventura Mall, FIU Biscayne Bay Campus, the beaches and the Brightline Aventura station among nearby draws. Walk the routes yourself at the hours you would use them, since a score summarizes a neighborhood without reflecting traffic on Biscayne Boulevard.

Internet service, in-unit noise and the building's package and access systems are the practical items to test on a visit. The supplied research does not document connectivity specifics, so ask the sales or listing agent directly and confirm what providers serve the building.

Because the building is new and listing data is thin, diligence carries more weight than usual. Start by asking why the seller is listing and how the asking price relates to the original purchase, if the seller is willing to share it. Ask for the floor plan, the exact interior and exterior square footage, and the unit's orientation and floor. Views are described as city views in the Miami Condo Lifestyle summary, so confirm what a particular unit actually sees.

Next, compare each candidate against at least two or three established luxury condos in Aventura, Sunny Isles Beach or Bal Harbour using the same criteria: total cost of occupancy, interior condition, parking, storage, amenities you will use and the age of major building systems. Include the owners' closets and storage in your comparison, since the developer lists dedicated lockable closets as a feature.

Finally, check how much of the building is occupied and how many units are on the market, because inventory shapes negotiating leverage. CondoBlackBook's October 2026 figures show only a small share of the 254 residences listed for sale, which suggests limited supply, but that is a snapshot and not a trend. Revisit the listings shortly before you decide.

A resale search around NEXO Residences benefits from an advisor who can pull closed sales from the surrounding submarket, compare them with current asks and arrange visits to both new and established buildings in a single trip. For buyers relocating to Miami, comparing options side by side often clarifies priorities faster than studying one building alone.

If you would like help framing that comparison, Denis Smykalov and the team at Wolsen Developments can walk you through available units at NEXO Residences alongside nearby existing luxury condos. The goal is a clear, documented view of each option, so the decision rests on facts you have verified.