Not every great Miami investment costs eight figures and sits on the ocean. Some of the smartest plays in this market are the quiet, sub-million-dollar buildings engineered from the ground up to do one thing: produce income. Nexo Residences in North Miami Beach is exactly that kind of project, and for the business owner or first-time investor who wants a Miami condo that pays for itself, it deserves a serious look.

Let me give you the honest breakdown — what it is, who it is for, and why the price point matters more than the marketing.

The Basics: What Nexo Actually Is

Nexo Residences is a 15-story tower at 13899 Biscayne Boulevard in North Miami Beach, developed by Blue Road in partnership with Fortune International Group — one of South Florida's most established and respected development names. The building topped off at 16 stories and is targeting a 2026 completion, so this is not a renderings-and-promises project; the structure is up and delivery is close.

The architecture comes from Carlos Ott, the Uruguayan architect known for large-scale landmark projects around the world, working with Frankel Benayoun Architects. That pedigree matters at this price point, because design-forward buildings hold value and command stronger nightly rates.

There are 254 residences ranging from studios to four-bedroom layouts, spanning roughly 531 to 2,190 square feet. And here is the part that makes Nexo different: the units are delivered fully furnished and turnkey. You are not buying a concrete shell and then spending $80,000 on furniture and design before your first guest checks in. You close, you list, you earn.

The Number That Matters: $599,000s

Pricing starts in the $599,000s. In a market where new oceanfront construction routinely starts in the millions, an entry point under $600,000 for a branded, furnished, professionally designed building is genuinely rare. It puts Nexo within reach of a far broader pool of buyers — including business owners who want to park profits in a hard asset that also generates monthly cash flow.

For context on how that entry point compares, I broke down a similar investor-first strategy in "The Rider at Wynwood: Miami's First Turnkey Investor-Designed Tower at a $650K Entry Point." Nexo plays in the same accessible tier but in a different, more residential submarket.

The Investment Case: Built for Income

This is where Nexo separates itself from a typical condo. Every residence allows unrestricted short-term rentals — Airbnb, Vrbo, seasonal, or long-term, with no listing limitations and no cap on the number of nights. That flexibility is the whole point of the building.

When I wrote about "7200 Collins North Beach: The Airbnb-Friendly Miami Condo That Cash-Flows From Day One," the core thesis was simple: a furnished unit in a building purpose-built for short-term rental can generate meaningfully higher gross income than a traditional long-term lease. Nexo is built on that same model, but at a lower price of entry and in a location with year-round demand drivers.

Why North Miami Beach Works

North Miami Beach is one of those submarkets that out-of-towners overlook and savvy investors quietly accumulate in. It sits along the Biscayne corridor with quick access to Aventura, Sunny Isles beaches, Bal Harbour shopping, and both Miami and Fort Lauderdale airports. For short-term rental guests, that central positioning is gold — they can reach beaches, malls, and nightlife without the Brickell or South Beach price premium.

For the investor, the appeal is the spread: you buy in at a North Miami Beach basis but you capture demand from guests who want easy access to all of South Florida. That gap between your cost and the market's nightly rates is where the yield lives.

Miami Market Snapshot — April 2026:

- Median condo sale price (Miami-Dade): $450,000 (up 1.12% YoY)

- Total active inventory: 16,622 units (down 11.4% YoY) — supply is tightening

- Total dollar volume: $2.3 billion in April, up 11.97% YoY

- Miami remains the No. 1 second-home destination in the world; international buyers continue to dominate the pre-construction segment

That tightening-inventory backdrop matters for Nexo. As resale supply shrinks, well-located, income-producing new construction becomes harder to replace.

The Honest Risks

I am not here to sell you a fantasy. Short-term rental income is variable — it depends on occupancy, seasonality, and how well the unit is managed. Building HOA fees on amenity-rich towers can be meaningful, and you should underwrite your returns with realistic occupancy assumptions, not best-case nightly rates. The North Miami Beach short-term rental regulatory environment should also be confirmed in writing before you buy. A good agent runs those numbers with you honestly, and I will.

The Catch: It Is Almost Gone

Nexo has reportedly reached around 90% in pre-sales, with buyers coming from more than 25 countries. At that absorption level, the remaining inventory is limited, and the best-priced, best-positioned units tend to go first. If the income-property thesis fits your goals, this is a decision measured in weeks, not months.

View the full Nexo Residences project page with current pricing and available floor plans at carloscabalerealtor.com/new-development/nexo-residences.

Frequently Asked Questions

Q: How much do Nexo Residences cost in North Miami Beach?

A: Prices start in the $599,000s for studio and one-bedroom layouts, ranging up to four-bedroom residences. Units span roughly 531 to 2,190 square feet and are delivered fully furnished and turnkey, which removes the typical furnishing cost for short-term rental investors.

Q: Can you Airbnb a unit at Nexo Residences?

A: Yes. Every residence at Nexo allows unrestricted short-term rentals, including Airbnb and Vrbo, with no limit on the number of nights or listings. The building was purpose-designed for income-producing flexible rental, which is its core appeal to investors.

Q: Who is the developer of Nexo Residences?

A: Nexo Residences is developed by Blue Road in partnership with Fortune International Group, with architecture by Carlos Ott and Frankel Benayoun Architects. The 15-story building has topped off and is targeting completion in 2026 at 13899 Biscayne Boulevard.

Q: Is Nexo Residences a good investment in 2026?

A: For income-focused buyers it is compelling: a sub-$600K entry, turnkey furnished delivery, and unrestricted short-term rental rights in a central submarket. As with any short-term rental, returns depend on occupancy and management, so underwrite conservatively. With the project around 90% sold, available inventory is limited.

Whether you're buying, selling, or investing — I've got you. Explore the full Nexo Residences project on my website: carloscabalerealtor.com/new-development/nexo-residences

Carlos Cabale / Partnership Realty Inc / +1 (561) 629-0358 / carloscabalerealtor.com