Building facts
- Address
- 1250 S. Miami Avenue
- Neighborhood
- Brickell
- Year built
- 2004
- Floors
- 36
- Residences
- 323
- Status
- Completed
- Developer
- SunVest Communities
- Architect
- Bermello, Ajamil & Partners
- Pricing
- Starting at $385,000
Key Takeaways
- This building has the longest and hardest price record I hold — 885 qualified sales from 2005 to 2026 across 323 homes — long enough to contain a full crash, which most Miami condo records are not.
- It fell 74.6% per square foot in three years — the median went from $586 per square foot in 2006 to $149 in 2009. Twenty years later the four-year median is $477 — still 18.6% below the 2006 level in nominal terms.
- Half the original buyers who sold, lost money — of the 401 resales by 2005–06 sell-out buyers, 50.6% sold for less than they paid and the median one was down 1.8%. Of the 161 resales by people who bought after 2006, only 15.5% lost, at a median gain of +47.2%.
- Two identical 814 sq ft homes, opposite outcomes — one bought for $524,000 in October 2006 sold for $83,000 in March 2009 — down 84.2%. One bought for $101,500 in June 2009 sold for $410,000 in July 2024 — up 303.9%.
- The highest price ever paid here is twenty years old — $860,000, in June 2006. The best since 2010 is $755,000, in September 2025 — still 12.2% short.
- Nineteen commercial units sit inside the condominium — the county records 19 ground-floor store folios of 460 to 1,331 sq ft. They are not homes and are excluded from every figure here.
1250 S. Miami Avenue, Miami, Florida 33130 | Neighborhood: Brickell
What is actually in the building
The county returns 343 folios at 1250 South Miami Avenue. 323 are homes. Of the remaining 20, nineteen are ground-floor commercial store units of 460 to 1,331 sq ft, assessed for 2026 between $129,644 and $352,015, and one is a reference folio carrying no dwelling. All 20 are excluded from every figure on this page.
This is a building of small homes and repeated floorplans. They run from 737 sq ft to 1,551 sq ft, median 1,069, and the mix is 117 one-bedrooms, 194 two-bedrooms and 12 three-bedrooms. Six floorplates carry most of it: 32 homes at 838 sq ft, 29 each at 1,069, 1,128, 1,255 and 1,322, and 28 at 1,023. That repetition means almost every home here has a genuine like-for-like comparable, which is unusual and useful.
For 2026 the county assesses the homes between $120,210 and $601,801, median $334,864.
The price record
| Year | Qualified sales | Median price | Median $/sq ft |
|---|---|---|---|
| 2023 | 20 | $422,500 | $484 |
| 2024 | 12 | $512,500 | $471 |
| 2025 | 12 | $447,500 | $478 |
| 2026 to date | 4 | $442,500 | $411 |
The last four years are remarkably flat: $484, $471, $478. Forty-four sales across 2023 to 2025 at a median within three per cent of each other is about as stable as a building record gets, and it means a current valuation here is unusually well supported. Across the whole four-year window the building cleared a median $477 per square foot in a band from $355 to $572, at a median price of $450,000.
The 2026 figure of $411 rests on four sales and should not be read as a fall. No four-year change is published and the building carries a dash in my Miami Condo Index, because my rule requires at least five qualified sales in both the opening and closing year and 2026 has four. On the evidence I would call the current level $477, not $411.
The record price is $860,000, paid on 1 June 2006 for a 1,551 sq ft home — $554 per square foot. It has stood for twenty years. The best price since 2010 is $755,000, paid on 26 September 2025 for a home of exactly the same size, which is 12.2% short of it. The highest price per square foot the building has ever recorded is $767, paid in December 2006 for a 1,069 sq ft home — against a current median of $477.
What twenty years of records show, and who it hit
Most of the buildings I measure delivered after 2014 and have never been tested by a real downturn. Vue has 885 qualified sales going back to 2005, and it has been tested about as hard as a building can be.
| Year | Qualified sales | Median $/sq ft |
|---|---|---|
| 2005 (sell-out) | 336 | $363 |
| 2006 | 145 | $586 |
| 2008 | 26 | $155 |
| 2009 | 34 | $149 |
| 2013 | 22 | $291 |
| 2019 | 17 | $292 |
| 2023 | 20 | $484 |
| 2025 | 12 | $478 |
From $586 per square foot in 2006 to $149 in 2009 is a fall of 74.6%, on 145 and 34 qualified sales respectively — not a thin-year artifact. Then a decade of near-total stagnation: the median was $291 in 2013 and $292 in 2019, six years apart. The recovery only arrived in 2022, and the four-year median of $477 is still 18.6% below where the building traded in 2006, before inflation.
That history did not fall evenly on the owners, and the split is the most instructive thing on this page.
| When they bought | Resales | Sold at a loss | Median outcome |
|---|---|---|---|
| In the 2005–06 sell-out | 401 | 50.6% | −1.8% |
| After 2006 | 161 | 15.5% | +47.2% |
| All resales | 562 | 40.6% | +20.7% |
Half of the people who bought this building new and later sold it, sold it for less than they paid. The median sell-out buyer who resold is down 1.8% — nominally, before twenty years of carrying costs. The people who bought the same homes after 2006 have a 15.5% loss rate and a median gain of 47.2%. Same building, same apartments, same city. The only difference is what they paid.
The two extremes are both 814 sq ft homes, which makes them directly comparable.
- Bought for $524,000 on 1 October 2006. Sold for $83,000 on 18 March 2009. Down 84.2%.
- Bought for $101,500 on 17 June 2009. Sold for $410,000 on 23 July 2024. Up 303.9%.
I include the second one because a page that showed only the first would be as misleading as the marketing that shows only the second. Both are real, both are on the public record, and the distance between them is entirely a matter of timing.
Two things should temper how far you read this. The first is that 41 folios recorded a sale in the 2005–06 sell-out and have never sold again — those owners’ outcomes are untested and are not in the loss figures either way. The second is that the recent record is genuinely better: of the 99 resales completed since the start of 2021, only 16.2% lost money, at a median gain of 35.7%. The 40.6% headline is a twenty-year number, not a description of today.
Who this building suits, and who it does not
It suits a buyer who wants a Brickell home at a genuinely accessible price and is buying on the current level rather than a story. At a median assessed value of $334,864 and 44 sales across 2023 to 2025 clustered around $477 per square foot, this is one of the best-evidenced entry points in Brickell.
It suits a buyer who wants comparables. With 32 homes at 838 sq ft and 29 each at four other sizes, you will find an exact match for whatever you are buying, and the building produces enough sales — one home in 27 a year, on 323 homes — that the match will be recent.
It suits a landlord more than a speculator. The twenty-year record here is one of long stagnation punctuated by a violent fall and a late recovery. Nothing in it supports buying for appreciation on a short horizon.
It suits badly anyone who believes Miami condominiums only go up. This building is the counter-example, in 885 transactions, and any buyer who has been told otherwise should read the table above before they sign.
If you are selling here, price from 2023 to 2025 and be precise about it: $484, $471 and $478 per square foot across 44 sales, which is an unusually firm basis. Do not price from the 2026 figure of $411 — it rests on four sales and I would not defend it as the market. And do not reach for the 2006 record of $860,000 or the $767 per square foot of December 2006; those numbers are twenty years old, the building has not returned to them, and any buyer’s agent can pull the same record in ten minutes.
Verified 19 August 2026 against the Miami-Dade County Property Appraiser record for 1250 S Miami Ave, Miami — all 343 folios retrieved individually and grouped by subdivision, filtered to residential homes, excluding 19 commercial store folios and one reference folio. Completeness was confirmed by checking that the undivided common-element interests across the folios sum to exactly 100%. Sale figures are qualified, arm’s-length transactions only, with bulk/portfolio transfers collapsed to a single transaction. Resale outcomes are computed from consecutive qualified sales on the same folio; 41 folios whose only recorded sale falls in the 2005–06 sell-out have never resold and appear in no resale figure. 2026 is an incomplete year and its four sales are too few to read as a level. Assessed values are the county’s, not market valuations. Building age, storey count, architect and amenity detail are omitted: no primary source has been confirmed for them. Re-check when the next tax roll publishes.
Vue at Brickell — Frequently Asked Questions
How many homes are there at Vue at Brickell?
Three hundred and twenty-three. The county returns 343 folios at 1250 South Miami Avenue, of which 19 are ground-floor commercial store units and one is a reference folio. The undivided ownership shares across the folios sum to exactly 100%, which confirms the record is complete.
How much does a home at Vue at Brickell sell for?
On the 48 qualified sales in the four years to August 2026, a median $477 per square foot in a band from $355 to $572, at a median price of $450,000. The level has been very stable: $484 in 2023, $471 in 2024 and $478 in 2025.
Are prices at Vue at Brickell rising or falling?
Flat. The median cleared $484, $471 and $478 per square foot across 2023, 2024 and 2025 — within three per cent of each other on 44 sales. The 2026 figure of $411 rests on only four sales and should not be read as a fall. No four-year change is published and the building carries a dash in my Miami Condo Index.
How far did Vue at Brickell fall in the financial crisis?
The median went from $586 per square foot in 2006, on 145 qualified sales, to $149 in 2009, on 34 — a fall of 74.6%. It then stagnated for a decade: $291 in 2013 and $292 in 2019. The four-year median today, $477, is still 18.6% below the 2006 level in nominal terms.
Have owners at Vue at Brickell made money?
It depends almost entirely on when they bought. Of the 401 resales by 2005–06 sell-out buyers, 50.6% sold at a loss and the median was −1.8%. Of the 161 resales by people who bought after 2006, only 15.5% lost, at a median gain of 47.2%. Across all 562 resales the loss rate is 40.6%.
Is the resale record at Vue at Brickell still that bad today?
No. The 40.6% figure spans twenty years and includes the crash. Of the 99 resales completed since the start of 2021, only 16.2% lost money, at a median gain of 35.7%.
What is the highest price ever paid at Vue at Brickell?
$860,000, on 1 June 2006, for a 1,551 sq ft home — $554 per square foot. It has stood for twenty years. The best price since 2010 is $755,000, in September 2025, for a home of the same size. The highest price per square foot on record is $767, paid in December 2006.
Is there commercial space inside Vue at Brickell?
Yes. The county records 19 ground-floor store folios of 460 to 1,331 sq ft, assessed for 2026 between $129,644 and $352,015. They form part of the same condominium and are excluded from every residential figure on this page.
Sources and further reading
Interested in selling in Vue at Brickell?
Learn more about selling your condo in Vue at Brickell with Josh Stein.
Related coverage
Part of Miami Luxury Condos.