Neo Edgewater Starts Leasing 399 Rentals at 2600 Biscayne Blvd

Neo Edgewater, the 399 rental apartments inside Oak Row Equities' 41-story tower at 2600 Biscayne Boulevard, began preleasing in September 2026 with first move-ins planned for October, Florida YIMBY reported, and the building's own site was still advertising preleasing with one month free on 14- to 18-month leases as of October 13, 2026. For Edgewater condo owners who rent out their units, it is a large new competitor arriving at once.

What is in the tower

The building mixes apartments with office and retail space. Arquitectonica designed it, Vida Design did the interiors and Coastal Construction Group is the general contractor, according to Florida YIMBY and earlier groundbreaking coverage. Signed commercial tenants include an Equinox club, the Ferraro Law Firm and Coastal Construction itself.

The apartments run from studios to three bedrooms, about 500 to 1,700 square feet. Resident amenities listed by the building include a 14th-floor pool deck, a rooftop deck, a coworking lounge and a cold plunge, with Equinox in the commercial floors.

Why it matters to condo landlords nearby

A new rental tower in lease-up usually offers concessions, like the free month advertised here, to fill hundreds of units quickly. That can set the rent that small landlords in older condos nearby compete with for the next year or so.

The closest condo buildings are older and smaller. Own.Miami data as of October 13, 2026:

• Gallery Art (2008, 19 floors) and City 24 (2008, 15 floors) sit about a block away. They recorded 5 and 6 sales in the last 12 months, at medians of $552 and $465 per square foot.
• Missoni Baia (2022), a few blocks east on the bay, closed 20 sales at a median $986 per square foot.

The overlap is sharpest at the lower end. Edgewater condos under $500,000, the price range of most units in those older buildings, number 166 for sale against 164 sales in the last 12 months, about 12.1 months of supply, and closed at a median $458 per square foot. Units in that range are often rented out by their owners, and their tenants are the same renters a new tower with a pool deck, a gym and a free month is trying to sign.

Edgewater as a whole has 532 condos for sale, about 13.7 months of supply, and the median closing price per square foot over the last 12 months was $604, down 1.4% from a year earlier. Closings rose 23.5% over the same period, so buyers are active; owners who plan to rent rather than sell should price leases against Neo Edgewater's specials.