13899 Biscayne Blvd, North Miami Beach FL 33181, NORTH MIAMI BEACH, FL, 33181
Active188 days on marketListed Feb 9, 2026MLS #A11962042
About this home
13899 Biscayne Blvd, North Miami Beach FL 33181
This spectacular 3-bedroom, 3-bathroom residence is part of a limited collection of only 7 townhomes at the exclusive new development, Nexo Residences. Fully furnished and professionally designed by Urban Robot, this home features elegant Italcraft kitchens and bathrooms, premium Bosch appliances, and soaring ceilings. Enjoy the privacy of a home with luxury condo living convenience. Access two floors of resort-style amenities: semi-Olympic pool, outdoor cinema, state-of-the-art fitness center, and a stunning rooftop terrace with 360-degree views of Aventura and Sunny Isles. Ideally located just minutes from Sunny Isles beach, Aventura Mall, and Bal Harbour Shops. Fully furnished and short-term rental friendly, offering exceptional lifestyle and investment opportunities. Delivery August 2026
Facts & features
The home at a glance
3
Bedrooms
3
Bathrooms
1,547
Sqft
2
Garage
2026
Year built
$955
Per sqft
Inside
Outside & construction
Community & fees
Utilities & systems
The numbers
What it really costs
Built from this home's actual numbers — the most recent property-tax bill on record and the real association fee — not generic estimates.
$10,500 /mo · 10% down Conventional, 30-yr fixed at 6%
The assumptions
Above the FHA loan limit for our service areas, so Conventional is the default. VA buyers: switch below — $0 down.
These numbers assume a generic buyer — your credit, down payment and loan program change them. Get the real quote in minutes:
Andrew Acosta
Acosta Home Loans with PRMG · NMLS #1468866
Run your own numbers
FHA isn’t available at this price — the loan would exceed the $541,287 FHA limit for our service areas.
Estimated payment
$11,855/mo
Includes estimated PMI — it drops off once you reach 20% equity. Estimates only — taxes at 1.1%/yr and typical insurance; your lender’s numbers will differ. CENTURY 21 Edge partners with Florida’s best lenders.
Value check
Is the price right?
The internet’s favorite home-value number comes from a single automated model that has never seen the street, the finishes, or the view — which is why it routinely misses by tens of thousands of dollars. The edgeAI estimate combines multiple independent data sources with our team’s on-the-ground expertise in this exact market.
vs edgeAI estimate
+26.4%
$/sqft vs North Miami Beach actives
$955 vs $359
Days on market
188 vs 86 typical
Where $955/sqft sits among the 379 North Miami Beach actives
The edgeAI estimate is a starting point, not an appraisal or a broker price opinion. It is generated from public records, listing data and market modeling, and is subject to change once a licensed real estate professional personally inspects the property. Condition, floor, view and lot are not fully captured by any model — ask us for a full comparative market analysis.
Where it sits
Inside Highland Village
Get to know North Miami Beach. See the full North Miami Beach guide →
Highland Village — neighborhood snapshot
Population
2,332
Median age
36
Median income
$58,398
Median home value
$208,160
Avg household
2
Households w/ children
303
For the school run
Dade County School District
School assignments and ratings via edgeAI — always verify with the district.
The numbers that matter
The North Miami Beach market
$545K → $473K
North Miami Beach median sold, yr/yr
94.1%
Sale-to-list ratio (12 mo)
26 of 379
North Miami Beach actives have cut their price
Median sold price, North Miami Beach, trailing 36 months (3-month rolling) · live MLS data.
This home is listed 722% above the NORTH MIAMI BEACH 33181 median. See the full North Miami Beach market guide →
Paper trail
This home's history
Reality check
What actually sold near 13899 Biscayne Blvd
Asking prices are opinions — closed sales are facts. The most comparable homes that actually changed hands nearby in the last twelve months.
Sold · May ’26$430,000
2149 NE 122nd St # 2149, North Miami FL 33181
2 bd · 2.5 ba · 1,548 sqft · $278/sqft · 21 DOM
Sold · Jun ’26$465,000
2293 NE 122nd St # 2293, North Miami FL 33181
2 bd · 2.5 ba · 1,548 sqft · $300/sqft · 36 DOM
Sold · Oct ’25$465,000
2245 NE 122nd St # 2245, North Miami FL 33181
2 bd · 2.5 ba · 1,548 sqft · $300/sqft · 36 DOM
Closed-sale data from the MLS, last 12 months, selected for similarity in size and location. No two homes are identical — ask us for a full comparative analysis.
Your home team
The pros in your corner
Buying a home is two conversations — the home and the money. Here’s who handles each, side by side, already working together.
Your agent
David Ramirez
Real Estate Agent · CENTURY 21 Edge
Tours, negotiation, and every question about 13899 Biscayne Blvd — start here.
Your lender
Andrew Acosta
Acosta Home Loans with PRMG · NMLS #1468866
Pre-approval, rates, and the real monthly number for 13899 Biscayne Blvd — before you fall in love.
See it in person
Schedule a tour
Pick a day that works — this goes straight to David's phone and CRM.
Straight answers
13899 Biscayne Blvd FAQs
What would the monthly payment be for 13899 Biscayne Blvd, North Miami Beach FL 33181?+
With 10% down on a 30-year Conventional loan at 6%, the all-in payment lands around $10,500/mo — principal and interest, estimated property taxes, the $1,810/mo association fee and typical Florida insurance. The payment calculator on this page lets you switch loan type (FHA, Conventional, VA) and adjust the down payment, rate and term.
How much are the HOA fees at 13899 Biscayne Blvd, North Miami Beach FL 33181?+
The association fee works out to $1,810 per month. Ask us for the full association documents — they spell out exactly what the fee covers.
What are the property taxes on 13899 Biscayne Blvd, North Miami Beach FL 33181?+
The most recent tax bill on record (2025) was $0. A new owner's bill can differ once the sale price resets the assessed value — we can walk you through what to expect.
Are pets allowed at 13899 Biscayne Blvd, North Miami Beach FL 33181?+
The listing reports pets: Yes. Communities often layer on breed or weight rules — we'll verify the specifics with the association before you commit.
How does the price compare to other homes in North Miami Beach?+
At $1,478,050, this home is listed about 236% above the North Miami Beach median of $440,000. The market section on this page shows how the area is trending.
Which schools are assigned to 13899 Biscayne Blvd, North Miami Beach FL 33181?+
Fulford Elementary School (elementary), North Miami Beach Senior High (high), John F. Kennedy Middle School (middle), District Instructional Center (Dic) (), Instructional Center System Wide (), Title I Migrant Education Program () — Dade County School District. Always verify school assignments with the district before relying on them.
The brief
Four things that matter here
01Positioned at the premium end
$1,478,050 runs 722% above the NORTH MIAMI BEACH 33181 median — but at 1,547 sqft it's also 38% larger than the typical North Miami Beach listing.
02Intracoastal View & Ocean View & Skyline views
The intracoastal view and ocean view and skyline view is part of what you're buying — views hold value independently of the structure.
03Know the monthly fee
The association fee is $1,810/mo. That usually buys real services — verify what's covered before comparing this home against fee-free alternatives.
04Time on market is leverage
188 days on market against a North Miami Beach median of 86 — sellers in this position are usually ready to negotiate.
Keep looking
Similar homes nearby
$1,236,927
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13899 Biscyane Blvd # 404, North Miami Beach FL 33181, NORTH MIAMI BEACH
2 bd · 2 ba · 1,118 sqft
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13899 Biscayne Blvd # 1217, North Miami Beach FL 33181, NORTH MIAMI BEACH
0 bd · 1 ba · 531 sqft
Listing courtesy of Fortune International Realty · Alix Chaparro. MLS #A11962042.
IDX information is provided exclusively for consumers’ personal, non-commercial use and may not be used for any purpose other than to identify prospective properties consumers may be interested in purchasing. Data is deemed reliable but is not guaranteed accurate by Miami Association of REALTORS®.
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