Jade at Brickell Bay

What is actually in the building

The county returns 342 folios at 1331 Brickell Bay Drive. 338 are homes. Of the rest, three are commercial store units — two substantial ones of 3,105 and 3,259 sq ft, assessed for 2026 at $3,105,000 and $2,338,271, and one oddity of 29 sq ft assessed at $1,160 — and one is a reference folio carrying no dwelling. All four are excluded from every figure here.

The homes run from 895 sq ft to 6,487 sq ft, median 1,730, which is a wide range, but the distribution is concentrated: 74 homes at 1,730 sq ft, 56 at 2,130, 42 each at 1,529 and 1,878, 32 at 3,415 and 24 at 895. Six floorplates account for 270 of the 338 homes, so a true comparable is almost always available.

The county records 52 one-bedrooms, 172 two-bedrooms, 56 three-bedrooms and 32 four-bedrooms, and carries no bedroom count for the remaining 26 homes. I have left those blank rather than infer them.

For 2026 the county assesses the homes between $278,510 and $6,854,438, median $1,351,308. That is a 24.6-fold spread, and unlike some buildings it is real rather than an artifact: the largest home here is more than seven times the size of the smallest.

The price record

This building publishes a four-year change: up 4.4% per square foot, from $954 in 2023 to $996 in 2026. That matters more than the number does. My rule is that a four-year change is only shown where both the opening and closing year rest on at least five qualified sales, and fewer than half of the buildings in my Miami Condo Index clear it. Here both ends rest on 26 and 14 sales, and the whole window holds 75.

Four percent over four years is a real-terms loss and I am not going to present it as growth. What it is, is stable and well evidenced: the four annual medians are $954, $976, $943 and $996, a spread of under six percent across 75 transactions. Across the window the building cleared a median $954 per square foot in a band from $541 to $1,354, at a median price of $1,745,000. That band is wide because the homes are, and a 895 sq ft home and a 6,487 sq ft penthouse do not trade at the same per-foot figure.

The record price is $5,750,000, paid on 26 July 2021 for unit 4601, the 6,487 sq ft penthouse — $886 per square foot. The same home sold on 1 January 2005 for $5,550,000. Those are the two largest transactions in the building’s history, they are sixteen and a half years apart, and the gap between them is 3.6%.

The highest price per square foot in the recent window is $1,354, paid in March 2023 for a 3,860 sq ft penthouse at $5,225,000. The all-time per-foot record is older and it has a sequel — see below.

Why this tower recovered and its neighbour did not

Jade and Vue at Brickell are about a mile apart. Both sold out in the mid-2000s. Both have more than 300 homes and more than 800 recorded sales. Twenty years on their records are almost nothing alike, and the comparison is the most useful thing I can show you about either.

Every one of Jade’s last four years ($954, $976, $943 and $996) cleared above its 2006 peak of $899. Vue’s four-year median of $477 is still nearly a fifth below where it traded in 2006. Same city, same submarket, same vintage, same crash.

I am not going to tell you why with any certainty, because the county record shows transactions and not reasons. What the record does show is that Jade’s homes are roughly 60% larger at the median — 1,730 sq ft against 1,069 — and that it sold out at a substantially higher price per foot and still recovered further. That is worth stating plainly because it runs against the intuition that the cheaper building is the safer one.

Within Jade the same pattern holds that I find almost everywhere: the outcome tracks the entry.

And the sharpest single illustration in the whole building is its per-foot record. On 1 September 2006 a 1,183 sq ft home sold for $1,800,000 — $1,522 per square foot, the highest figure this building has ever recorded and, twenty years later, still unbeaten. On 25 August 2011 the same home sold for $395,000. Down 78.1%. The peak price paid at Jade produced the worst loss recorded at Jade, a clear illustration of why what you pay matters more than what you buy.

Two caveats belong here. Thirty-five folios recorded a sale in the sell-out and have never sold again, so those owners’ outcomes are untested. And the 26.2% headline loss rate is a twenty-two-year figure: of the 154 resales completed since the start of 2021, only 9.7% lost money, at a median gain of 41.0%.

Who this building suits, and who it does not

It suits a buyer who wants evidence more than atmosphere. Fewer than half of the buildings in my Miami Condo Index can support a measured four-year change, and this one can also show a full crash-and-recovery cycle on its own homes, on 1,053 transactions.

It suits a buyer who wants space in Brickell. At a median of 1,730 sq ft with 38 homes above 3,400, this is a materially larger building than most of its neighbours, and the size is where its record separates from theirs.

It suits a buyer who can find the right floorplate. Six sizes cover 270 of the 338 homes, and it trades at one home in 18 a year against an index median of one in 23 — so a recent, exact comparable is nearly always on the record.

It suits badly a buyer expecting the recovery to continue at pace. Four years at +4.4% is flat in real terms, and the annual medians have moved sideways since 2023. Nothing here supports underwriting appreciation.

It suits badly a buyer who pays a record price. That is true everywhere, but this building has an unusually blunt example of it on the public record.

If you are selling here, you are in a good and unusually defensible position. Lead with the four-year series — $954, $976, $943 and $996 per square foot, because stability is the argument, and with 75 sales behind it a buyer’s agent cannot easily dispute it. Lead also with the fact that only 9.7% of the 154 owners who sold since 2021 took a loss. What you should not do is price off the 2006 per-foot record of $1,522; it has not been approached in twenty years, and the home that set it went on to lose 78.1%.

Interested in selling in Jade at Brickell Bay??

Learn more about selling your condo in Jade at Brickell Bay with Josh Stein.

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