Nexo Residences — 13899 Biscayne Boulevard 406 · Nexo Residences · Miami
South Florida Luxury Living
Property Magazine
Your home in print
A magazine dedicated to 13899 Biscayne Boulevard 406, Miami, FL 33181
A photo-rich, always-current edition with the home’s details, neighborhood lifestyle, assigned and nearby schools, ownership planning, and applicable waterfront guidance.
Open property magazine$1,248,500
13899 Biscayne Boulevard 406, Miami, FL 33181
Miami, FL, 33181
Listed by Fortune International Realty
13899 Biscayne Boulevard 406, Miami, FL 33181
Listed by Fortune International Realty
Add this home to your tour day
Pick up to 6 homes. Simon confirms times with each listing agent, then sends you the final schedule.
0 of 6 homes in your tour
Know your costs before you buy
Work through three numbers: your estimated monthly payment, the cash needed at closing, and insurance & flood.
Estimated Monthly Payment
20% down · 6.75% interest · 30-year loan
Principal, interest, taxes and insurance, HOA. Property Tax (after sale). Estimated; not a lender quote.
- Principal & interest
- $6,478/mo
- Property tax (after sale) est.
- $2,249/mo
- Insurance included in HOA
- $0/mo
- HOA
- $1,423/mo
Estimate only, not guaranteed. Verify before you buy or sell.
Cash to close
13899 Biscayne Boulevard 406, Miami, FL 33181
Estimated cash to close est.
$269,861.73
Down payment plus Florida taxes, title, lender and prepaid costs.
Partial estimate: unknown amounts are excluded. Ask Simon to verify them.
Estimate only. Your lender's Loan Estimate and the title company's closing disclosure are the final numbers. Not financial advice.
Estimate only, not guaranteed. Verify before you buy or sell.
Loan amount (calculated): $998,800.00
Current site planning rate. Rate does not change the taxes or fees below. Prepaid interest is not included.
Edit closing costs & prepaids
Assumes both policies cover identical land and dates, with loan coverage within owner coverage—even if the seller pays owner title. Minimum lender premium $25. Turn off if not eligible. Endorsement allowance defaults to one $25 endorsement; actual requirements and premiums vary (Florida 69O-186.005).
Appraisal starts at $650. Waterfront and luxury homes may require a higher fee; confirm with your lender.
Tax uses existing ZIP estimates (after sale); insurance uses existing site estimates. Edit with your quote. If HOA insurance is included, confirm separate unit-owner coverage. Missing HOA costs are excluded—not assumed zero.
Estimated cash to close est.
$269,861.73
- Down payment est.
- $249,700.00
- Mortgage note documentary stamps est.
- $3,495.80
- Mortgage intangible tax est.
- $1,997.60
- Lender’s title insurance est.
- $25.00
- Lender title endorsements est.
- $25.00
- Lender fees est.
- $1,500.00
- Appraisal est.
- $650.00
- Owner’s title insurance est.
- $5,696.00
- Title search & examination est.
- $125.00
- Municipal lien search est.
- $150.00
- Settlement / closing fee est.
- $450.00
- County recording (deed) est.
- $30.00
- County recording (mortgage) est.
- $120.00
- Inspection, wind mitigation & 4-point est.
- $900.00
- Survey est.
- $500.00
- Property tax escrow (2 months, after sale) est.
- $4,497.33
- Insurance escrow (2 months) est.
- $0.00
- First-year insurance premium est.
- $0.00
- HOA / condo contribution or transfer est.
- Not provided
Partial estimate: unknown amounts are excluded. Ask Simon to verify them.
Mortgage stamps: $0.35 per $100 or fraction. Intangible tax: 0.2% of loan. Title uses Florida 69O-186.003 base rates. Assumes 2 months of tax/insurance escrow for financed purchases plus first-year insurance; cash purchases have no lender escrow.
Before deposits and credits. Prepaid interest and other contract costs are not included. Discounts and title endorsements must be confirmed by the title company. Title search, municipal lien search, settlement and recording are pass-through title company charges for cash and financed buyers alike; the municipal lien search is priced by each city and can run higher (e.g. Boca Raton $150, Coral Gables $220).
Estimate only. Your lender's Loan Estimate and the title company's closing disclosure are the final numbers. Not financial advice.
Estimate only, not guaranteed. Verify before you buy or sell.
Insurance & flood
- Flood zone (FEMA)
- Not available —
- Homeowners insurance est.
- $0 / month
Source: FEMA National Flood Hazard Layer · Date checked: Oct 22, 2026
Insurance estimates vary widely. Get a real quote before you make an offer.
Estimate only, not guaranteed. Verify before you buy or sell.
Flood zone: Not available —
Source: FEMA National Flood Hazard Layer · Date checked: Oct 22, 2026
- Roof type
- Not provided —
- Roof year
- 2026 (assumed from year built)
- Impact windows / doors
- Not provided —
- Shutters
- Not provided —
- Window features
- Not provided —
- Year built
- 2026
Homeowners insurance: $0 / month est.
Association insurance is included in the stated HOA fee. Confirm separate unit-owner coverage with an insurance agent.
The FEMA map is a strong indication, not the final answer: your lender orders its own flood zone determination. Cash buyers are not required to carry flood insurance, but on the water it is strongly recommended.
Florida rule: by 2027, Citizens policyholders must carry flood insurance even outside a flood zone, unless the Citizens policy excludes wind coverage. The FEMA map does not show this.
How flood insurance is priced (FEMA Risk Rating 2.0)
Flood insurance is priced home by home, so two neighbors on the same canal can pay very different amounts. Premiums depend on the home's elevation (first-floor height above the expected flood level), distance to water (ocean, Intracoastal, canal or river), the type of flood risk (storm surge, heavy rain or river overflow), the cost to rebuild, the foundation and construction type, and past flood claims on the property.
Federal flood insurance (NFIP) pays at most $250,000 for the building and $100,000 for contents. A luxury waterfront home needs private flood insurance or an "excess flood" policy on top.
Before an offer: pull the official FEMA flood map (FIRMette), ask the seller for an elevation certificate (it largely decides the price), ask whether the seller's existing NFIP policy can be transferred to you (sometimes at a lower rate), and have an insurance agent check prior flood claims (CLUE report). New NFIP policies usually have a 30-day wait before they take effect — don't leave it until the week of closing.
Insurance estimates vary widely. Get a real quote before you make an offer.
Estimate only, not guaranteed. Verify before you buy or sell.
About This Property
Find similar homesFully furnished, turnkey and short-term rental friendly! Welcome to Nexo Residences and this spacious 2-bedroom + den, 3-full-bath residence featuring an impressive 1,241 SF of interior living space, a 170 SF private balcony and dramatic 15-foot ceilings that create an exceptional sense of volume and openness throughout the home.Designed for modern Miami living, the residence offers a versatile and highly functional floor plan. The additional den provides valuable flexibility as a home office, guest space or additional living area, while three full bathrooms make the layout especially convenient for owners and guests alike.Nexo Residences combines contemporary residential living with exceptional rental flexibility, allowing short-term rentals with a minimum stay of just 3 days — an attractive feature for investors, second-home buyers and end users seeking flexibility.Ideally located in North Miami Beach with convenient access to Aventura, Bal Harbour, beaches, dining, shopping and entertainment. Offered fully furnished and move-in ready, this turnkey residence is an excellent opportunity for a primary home, Miami pied-à-terre, vacation residence or income-producing investment.15-FT CEILINGS • 2 BEDROOMS + DEN • 3 FULL BATHS • FULLY FURNISHED • 3-DAY MINIMUM RENTALS. Easy to show—bring your buyers!
Building health
- Building
- Nexo Residences· MLS
- Year built
- 2026· MLS
- Stories
- 16· MLS
- Units
- Not provided —
- Milestone inspection
- Not provided —
- Milestone date
- Not provided —
- SIRS
- Not provided —
- SIRS date
- Not provided —
- Special assessments
- Not provided —
- Assessment amount
- Not provided —
- Assessment purpose
- Not provided —
- Assessment due date
- Not provided —
- Reserves
- Not provided —
- Minimum lease term
- Not provided —
- Rentals per year
- Not provided —
- Pet rules
- Yes· MLS
- Age restriction (55+)
- Not provided —
- HOA fee
- $1,423 / month · billed Monthly· MLS
Last updated Not provided, source: MLS remarks —
Always review the association's milestone inspection report, SIRS, budget and the last 24 months of board minutes before you buy.
Property Details
Dogs
Welcome here
Cats
Welcome here
13899 Biscayne Boulevard 406, Miami, FL 33181 · Miami
Location
13899 Biscayne Boulevard 406, Miami, FL 33181
What buyers ask about this home
What are the estimated monthly carrying costs at 13899 Biscayne Boulevard 406, Miami, FL 33181?+
Property tax (after sale): $2,249/month est.; homeowners insurance: $0/month est.; HOA: $1,423/month. Fixed ownership costs before a mortgage: $3,672/month est. Principal and interest: $6,478/month; PMI: $0/month. Total for the payment scenario shown: $10,150/month est. Flood insurance is not included. Estimate only, not guaranteed. Verify before you buy or sell.
Will property taxes go up after I buy 13899 Biscayne Boulevard 406, Miami, FL 33181?+
Usually yes. In Florida the assessed value resets to market value in the year after a sale, so the seller's current tax bill is rarely what a new owner pays. Budget roughly 1.8–2.0% of the purchase price annually until you file for homestead exemption and the Save Our Homes cap (or the 10% non-homestead cap) starts limiting increases.
Does 13899 Biscayne Boulevard 406, Miami, FL 33181 need flood insurance, and what drives the premium?+
Most of Miami sits in a FEMA flood zone, and lenders require flood coverage in high-risk zones. Premiums are driven by elevation certificate, flood zone, roof age and shape, and whether the home has impact windows or accordion shutters. Ask for the current declarations page, the four-point inspection and wind mitigation report early — they set your real cost of ownership.
What should I check about the association before buying 13899 Biscayne Boulevard 406, Miami, FL 33181?+
For a Florida condo, review the milestone structural inspection and the Structural Integrity Reserve Study, current reserve balances, any pending or recently voted special assessment, the association's insurance and its litigation history. Ask how many units are owner-occupied and whether the lender will approve the building — a poorly funded association is the single biggest hidden cost in a condo purchase.
Can 13899 Biscayne Boulevard 406, Miami, FL 33181 be rented out?+
Rental rules are set by the association's documents, not the MLS. Many Miami luxury buildings limit leases to once or twice a year with a minimum term and require board approval and an application fee. Request the declaration and rules before your inspection period ends if rental income matters to your plan.
Is there room to negotiate on 13899 Biscayne Boulevard 406, Miami, FL 33181?+
This listing has been on the market 3 days. Leverage comes from days on market, price history, comparable closed sales and the seller's motivation — not from a fixed percentage. I pull the full history and the true comps before we write, so the offer is built on what the property is actually worth today. Call or text (954) 562-1798 for that analysis.
Neighborhood & Commute
Miami. Distinct neighborhoods, local dining and shopping, with downtown, Brickell and MiamiCentral as everyday destinations.
Approximate Drive Times
Drive times are estimates based on straight-line distance at typical South Florida traffic speeds. Actual times vary with traffic and routing.
Assigned schools for this address
David Lawrence Jr. K-8 Center
Elementary · 1.1 mi from this home · 15000 Bay Vista Blvd, North Miami
John F. Kennedy Middle School
Middle school · 2.2 mi from this home · 1075 Ne 167Th St, North Miami Beach
Alonzo & Tracy Mourning Senior High School
High school · 1.1 mi from this home · 2601 Ne 151St St, Miami
Zone boundaries published by Miami-Dade County Public Schools.
Other options for this address
Mater Biscayne Academy North Miami Elementary School
Elementary · Charter · Grades PK–5 · North Miami
Yeshiva Toras Emes Klurman Elementary School
Elementary · Private · Jewish · Grades K–5 · North Miami Beach
Mater Biscayne Academy North Miami Middle School
Middle school · Charter · Grades 6–8 · North Miami
Sports Leadership And Management (Slam) Middle School - Nor
Middle school · Charter · Grades 6–8 · North Miami Beach
Yeshiva Toras Chaim Toras Emes Rohr Middle School
Middle school · Private · Jewish · Grades 6–8 · North Miami Beach
Sports Leadership Arts Management Charter High School (Nort
High school · Charter · Grades 9–12 · North Miami Beach
Advance Christian Academy
Pre-K & Kindergarten · Private · Christian · Grades K–12 · North Miami
School assignment is set by the district and can change. Always confirm the zoned school with the district before you buy.
Simon Gedz
Realtor® since 1995
Interested in this property?
$1,248,500 · MLS A12107207
$1,248,500
13899 Biscayne Boulevard 406
11113 Biscayne Boulevard 458, Miami, FL 33181
Listed by Coldwell Banker Realty
JOCKEY CLUB III CONDO
3 bd · 3 ba · 2,749 sq ft
$575,000
View details1300 NE Miami Gardens Drive 512E, Miami, FL 33179
Listed by Keller Williams Capital Realty
WILSHIRE CONDO
1 bd · 1 ba · 825 sq ft
$190,000
View details1351 NE Miami Gardens Drive 1624E, Miami, FL 33179
Listed by Keller Williams Realty Miami Beach
BUCKLEY TOWERS CONDO - EA
1 bd · 2 ba · 861 sq ft
$159,500
View details445 NE 195th Street 326, Miami, FL 33179
Listed by Related General Realty, LLC.
ROYAL OAKS CONDO
2 bd · 2 ba · 1,376 sq ft
$225,000
View details447 NE 195th Street 214, Miami, FL 33179
Listed by Related General Realty, LLC.
ROYAL OAKS CONDO
1 bd · 2 ba · 952 sq ft
$175,000
View details720 NE 69th Street 21S, Miami, FL 33138
Listed by Beachfront Realty Inc
PALM BAY TOWERS CONDO
3 bd · 5 ba · 2,957 sq ft
$1,700,000
View details