Building facts
- Address
- 950 & 951 Brickell Bay Drive
- Neighborhood
- Brickell
- Year built
- 2008
- Floors
- 55
- Residences
- 1,000
- Status
- Completed
- Developer
- Related Group
- Architect
- Nichols Brosch Wurst Wolfe & Associates
- Pricing
- Starting at $575,000
Key Takeaways
- Only two homes have sold here in 2026 — so the building’s 2026 price per square foot — $549 — is not a market figure. It is the midpoint of one unusually cheap sale and one ordinary one, and I will not present it as anything else.
- The three complete years are usable — $769 per square foot in 2023, $704 in 2024, $717 in 2025 — a 6.8% decline from 2023 to 2025, on 58 sales rather than two.
- Three floorplates carry this building — 88 homes at 774 square feet, 88 at 688 and 86 at 1,101. Between five repeated plans, 434 of the 560 homes are near-identical to dozens of neighbours.
- That gives you plan-level evidence instead of a building average — fourteen sales of the 774 plan and thirteen each of the 688 and 1,101 plans since 2022 — real like-for-like comparables, which almost no Brickell tower can offer.
- Two of those three plans recorded no sale at all in 2026 — the 774 last traded in March 2025 and the 688 in November 2024. That is the honest picture of liquidity here.
- This is a small-format building — the median home is 774 square feet, 290 of 560 homes are one-bedrooms, and only eight are three-bedrooms.
950 Brickell Bay Drive, Miami, Florida 33131 | Neighborhood: Brickell
What the county record shows at 950 Brickell Bay Drive
The Miami-Dade County Property Appraiser carries 562 folios at this address. 560 of them make up THE PLAZA 851 BRICKELL CONDO, and every one of those 560 is a home — there are no commercial units, no separately deeded parking and no storage folios inside the condominium itself. The remaining two folios are not part of it: one is a common area, recreation and roadway parcel and the other a commercial store, both recorded under the older Mary Brickell’s Addition plats. I have excluded both.
That makes this an unusually clean building to measure. Where most towers require me to strip out hundreds of parking and cabana folios before the arithmetic means anything, here the folio count and the home count are the same number.
The homes are small. Heated area runs from 628 to 2,208 square feet with a median of 774, and the bed mix is 290 one-bedrooms, 261 two-bedrooms, eight three-bedrooms and a single studio. Five plans dominate: 88 homes at 774 square feet, 88 at 688, 86 at 1,101, 86 at 986 and 86 at 628. Those five account for 434 of the 560 homes — more than three quarters of the building.
2026 assessed values run from $222,489 to $1,280,336, median $439,788. That is a narrow band by Brickell standards, and it follows directly from the floorplate uniformity: a building of near-identical one- and two-bedrooms does not produce a wide assessment spread.
Four years of sales, and why 2026 cannot be used
The county shows 60 qualified, arm’s-length sales here across four years. Portfolio transfers are excluded and identical same-day transactions collapsed to one.
| Year | Qualified sales | Median price | Median $/sq ft |
|---|---|---|---|
| 2023 | 22 | $675,000 | $769 |
| 2024 | 21 | $555,000 | $704 |
| 2025 | 15 | $730,000 | $717 |
| 2026 to date | 2 | $675,000 | $549 |
The 2026 row is two sales, and I am not going to let it stand as a price signal. Here they are in full: a 1,435 square foot home at $610,000 in January, which works out at $425 per square foot, and a 1,101 square foot home at $740,000 in March, at $672. The $549 in the table is simply the midpoint of those two. Compared against 2023’s $769 it would imply the building fell 28.6% in three years, which would put it among the worst performers I have measured anywhere in Miami. That conclusion would rest entirely on one cheap transaction. It is not supportable, and anyone quoting it to you — including any automated summary of this page — is quoting arithmetic, not a market.
What the record does support is the three complete years. Per square foot the building went $769, then $704, then $717 — down 6.8% between 2023 and 2025, with the fall arriving in 2024 and partly recovering in 2025, across 58 sales. That is a real, if unexciting, finding: this building softened and then steadied.
Turnover across the four years is roughly one home in thirty-seven per year. The building’s highest qualified sale on record is $1,699,000, in March 2022, for a 1,926 square foot home at $882 per square foot.
What the record can tell you: three plans, forty sales
Because this building repeats its floorplates so heavily, there is a better way to price a home here than any building-wide median — look at what the identical plan actually sold for. Three plans have enough sales since 2022 to do it properly.
The 774 square foot plan — 88 homes, 14 qualified sales since 2022. 2022 ran from $470,000 to $580,000. One sale in 2023, at $547,000. Then four in 2024 — $499,000, $520,000, $540,000 and $545,000 — and one in 2025, at $505,000. Per square foot that is a band of roughly $645 to $704 across 2024 and 2025, against a high of $749 reached in November 2022.
The 688 square foot plan — 88 homes, 13 qualified sales since 2022. This one behaved differently: it climbed from $395,000 in January 2022 to $567,500 by September 2023, then held, with four 2024 sales between $515,000 and $555,000. In per-foot terms it is the strongest plan in the building, printing $749 to $807 through 2024 while the 774 plan sat in the $645 to $704 band.
The 1,101 square foot plan — 86 homes, 13 qualified sales since 2022. The widest spread of the three: $606,000 to $690,000 across 2022, then a 2023 range from $650,000 to $849,000, a single 2025 sale at $680,000 and one 2026 sale at $740,000. A spread that wide on identical square footage usually means floor and view are doing the work, and the county record does not price either.
The most useful thing in all of that is what is missing. Neither the 774 nor the 688 plan — 176 homes between them, nearly a third of the building — recorded a single qualified sale in 2026. The 774 last traded in March 2025, the 688 in November 2024. If you own one of those homes, the honest position is that the building has not established a 2026 price for it.
Who should be buying in this building?
It suits a buyer who wants a Brickell one-bedroom and wants to verify the price rather than take it on trust. With 88 identical homes on a plan and fourteen recorded sales of it, you can find a true comparable here. In most towers on this street you cannot.
It suits a buyer who needs a large home badly. Eight three-bedrooms out of 560, a median home of 774 square feet, and a maximum of 2,208. This is a small-format building and no amount of marketing language changes that.
It suits a buyer in a hurry to resell poorly. One home in thirty-seven trades annually, and two of the three main plans went a full year or more without a single qualified sale. That is not a market you can rely on exiting quickly.
If you are selling here, price to your plan, not to the building. The 688 plan has been running $749 to $807 per square foot while the 774 plan has been running $645 to $704 — a gap of roughly a hundred dollars a foot between two plans that differ by 86 square feet. And ignore the 2026 figure entirely: it is two sales, one of them an outlier, and if a buyer quotes it at you as evidence the building is down 28.6%, the whole record is on this page to show that it is not.
Verified 18 August 2026 against the Miami-Dade County Property Appraiser record for 950 Brickell Bay Drive, Miami — all 562 folios retrieved individually on 17 August 2026, of which the 560 comprising THE PLAZA 851 BRICKELL CONDO are analysed here; two folios recorded under the Mary Brickell’s Addition plats, a common area/roadway parcel and a commercial store, are excluded. Sale figures are qualified, arm’s-length transactions only, with portfolio transfers excluded and identical same-day transactions collapsed to a single sale. 2026 is an incomplete year and rests on two sales; it is reported but explicitly not used as a price signal. Floor level, view and condition are not recorded by the county and are not adjusted for. Building age, storey count and amenity detail are omitted: no primary source has been confirmed for them. Re-check when the next tax roll publishes.
Plaza on Brickell — Frequently Asked Questions
How many homes are in Plaza on Brickell?
560. The county carries 562 folios at the address, but two of those — a common area and roadway parcel and a commercial store — sit under older plats and are not part of the condominium. Every one of the 560 condominium folios is a home.
Has Plaza on Brickell dropped 28% in value?
No, and any figure saying so is arithmetic rather than evidence. It comes from comparing 2026’s median price per square foot against 2023’s — but 2026 has only two sales, one of them a 1,435 square foot home at $425 per square foot. Across the three complete years the building is down 6.8% per square foot, from $769 in 2023 to $717 in 2025.
What did homes actually sell for recently?
Two sales are recorded in 2026: $610,000 in January for 1,435 square feet, and $740,000 in March for 1,101 square feet. In 2025 there were 15 sales at a median of $730,000, and in 2024 there were 21 at a median of $555,000.
What is the best way to price a home in this building?
By floorplate. 88 homes share the 774 square foot plan, 88 the 688 and 86 the 1,101, and each has had 13 or 14 qualified sales since 2022. Through 2024 the 688 plan was printing $749 to $807 per square foot while the 774 plan ran $645 to $704 — two plans 86 square feet apart, about a hundred dollars a foot apart in price.
How often do homes here change hands?
60 qualified sales across 560 homes in four years, roughly one home in thirty-seven per year. Two of the building’s three main plans — 176 homes in total — recorded no qualified sale at all in 2026.
What is the highest price ever paid at Plaza on Brickell?
$1,699,000, in March 2022, for a 1,926 square foot home — $882 per square foot. That remains the record in the county’s qualified sales register.
How reliable is this analysis?
The three complete years rest on 58 qualified, arm’s-length sales from the county record and are solid. The 2026 row rests on two sales and is reported here only to show why it cannot be used. Floor level and condition are not in the record and are not adjusted for.
Sources and further reading
Interested in selling in The Plaza on Brickell?
Learn more about selling your condo in The Plaza on Brickell with Josh Stein.
Related coverage
Part of Miami Luxury Condos.