Key Takeaways
- This building spent nineteen years below its opening price — homes first sold in 1981 at a median $131 per square foot. In 2000 the median was $124. Nineteen years, and a buyer from the first year was still behind on a per-foot basis.
- Which is why a long hold was not safe here — 28.2% of resales held beyond ten years still lost money. At the other Brickell Avenue buildings we have measured, that band runs between 0% and 9.7%. Here the long holds started at a peak that took two decades to clear.
- The five-to-ten-year hold was worse still — nearly one in two — 45.8% of the 83 pairs held five to ten years sold at a loss. Overall, 76 of 250 resale pairs — 30.4% — lost money.
- The 2008 fall here was the deepest we have measured on this avenue — median price per square foot went $353 in 2006 to $179 in 2011 — a 49.3% fall. It did not clearly pass the old peak again until after 2020.
- 🔴 Not one home sold in 2026 — the county records zero qualified sales this year to date. The four-year table below rests on 14 sales across three years, in a building of 98 homes.
- It is a small-home building and the record is clean — homes run 790 to 1,580 square feet, median 1,075, and 42 of the 98 share the same 790 sq ft plan. The ownership shares close at 99.9988% and the county records a bedroom count for every home.
2501 Brickell Avenue, Miami, Florida 33129 | Neighborhood: Brickell
Brickell Park is a single declaration at 2501 Brickell Avenue,
selling since 1981. Its record contains something most Miami buildings cannot
show you, because most are too young: what it looks like when a building takes nineteen
years to get back to its opening price.
What the county records at Brickell Park
The Miami-Dade County Property Appraiser records 99 folios in the
BRICKELL PARK CONDO declaration: 98 homes and one reference folio
for the underlying tract. No commercial space.
The record is clean. The undivided ownership shares close at 99.9988%, and the
county holds a bedroom and bathroom count for every one of the 98 homes —
56 two-bedroom and 42 one-bedroom.
Homes run 790 to 1,580 square feet, median 1,075. The building is built around
four plans: 42 homes at 790 square feet, 22 at 1,145, 22 at 1,075 and 11 at 1,100,
with a single 1,580 sq ft home. Assessed values for 2026 run $112,190 to $672,120, median
$310,440.
One point of confusion worth clearing up. There is a separate, unrelated
preconstruction project marketed under a similar name. This page is about the existing condominium
at 2501 Brickell Avenue, which has been trading since 1981 and has 347 recorded sales behind it.
Nineteen years below the opening price
The recent record first, on the same basis as every building page on this site:
| Year | Qualified sales | Median price | Median $/sq ft |
|---|---|---|---|
| 2023 | 4 | $520,000 | $469 |
| 2024 | 5 | $420,000 | $494 |
| 2025 | 5 | $410,000 | $506 |
| 2026 to date | 0 | — | — |
🔴 No home in this building has sold on the qualified record in 2026. That is
not an omission on our part; it is what the county holds. Fourteen sales across three years in a
building of 98 homes cannot establish a direction, and I am not going to draw one from them.
The long record is why this page exists. Median price per square foot:
- 1981 — $131, on 68 sales: the developer’s original
closings - 1986 — $92 · 1989 —
$85 — 34.9% below 1981 - 1990 — $92 · 1996 — $108
· 2000 — $124, still under the 1981 figure - 2006 — $353, the pre-crash peak
- 2011 — $179 — a 49.3% fall
- 2016 — $278 · 2020 — $290
· 2024 — $494 · 2025 — $506
Read the first three lines together. Homes opened at $131 per square foot in 1981 and
were changing hands at $124 in 2000. Nineteen years. Somebody who bought from the
developer and sold at the turn of the century got less per foot than they paid, having held for
almost two decades.
Then read the next two. The fall from 2006 to 2011 was 49.3% — the
deepest of the five Brickell Avenue declarations we have measured, against 37.5% at Brickell Place
Phase II, 38.2% at The Imperial and
28.6% at Brickell
Townhouse. This building falls harder than its neighbours.
It also rises hard. From $179 in 2011 to about $500 now is a very large move, and the last three
years have been the strongest in the building’s history on a per-foot basis. Both things are
true, and a buyer should hold them together rather than picking the one they prefer.
Who lost money here, and when?
The county record holds 250 resale pairs across 90 of the 98 homes.
76 of them — 30.4% — sold for less than they cost, the highest rate of
any building page on this site so far. Median holding period 8.0 years; median
change +18.7%.
| Held for | Resale pairs | Sold at a loss |
|---|---|---|
| Under 3 years | 56 | 16.1% |
| 3 to 5 years | 26 | 19.2% |
| 5 to 10 years | 83 | 45.8% |
| Over 10 years | 85 | 28.2% |
Two readings, and the second one is the important one.
First: the five-to-ten-year hold is again the worst band. That is now four separate Brickell
Avenue declarations showing the same shape — 25.0% at Brickell Place Phase II, 34.3% at
Brickell Townhouse, 24.5% at The Imperial, and 45.8% here. Nearly one owner in two.
Second, and this is where Brickell Park departs from its neighbours: holding for more
than ten years did not rescue you. At The Imperial, not one of 101 long holds lost money.
Here 28.2% of 85 did. The explanation is in the price series above — a very
large number of long holds in this building began at the 1981 opening and ran into a decade and a
half of flat-to-falling prices. Time in ownership protects you only if the period you held
through went somewhere.
The extremes, each checked against the folio’s full sale history:
- Best: $105,000 in July 1989 → $565,000 in July 2023 — unit 1107,
1,075 square feet, +438.1% over 34.0 years. - Worst: $104,100 in April 1981 → $50,000 in August 1988 — unit 1104,
790 square feet, −52.0% in 7.3 years. An original buyer, out at less than half. - And almost the same story next door: unit 808, $106,900 in April 1981 → $55,000 in
May 1989, −48.6%.
Who this building suits, and who it does not
This suits a buyer who wants a one- or two-bedroom on Brickell Avenue at the lowest
entry price on this stretch — the median home is 1,075 square feet and 2026 assessed
values run to a median of $310,440 — and who is buying after, not before, the recovery. The
last three years are the strongest per-foot readings the building has ever recorded.
It suits badly anyone who assumes that simply holding for a long time makes a Miami condominium
safe. This building is the counter-example, and its own record is the evidence.
It also suits badly a buyer who needs to be able to sell: one home in 28 trades per
year, and in 2026 so far, none has.
To an owner thinking of selling: the last three years are the best per-foot
market this building has had, and there have been no qualified sales at all in 2026 to test it
either way. With four to five sales a year setting the comparables, one transaction will define
your price band. Look at what actually closed in 2024 and 2025 before you set a number, and be
aware that the buyer’s side of this record is a difficult read.
Verified 25 August 2026 against the Miami-Dade County Property Appraiser record
for 2501 Brickell Avenue — all 99 folios of the BRICKELL PARK CONDO declaration retrieved
individually, grouped by subdivision and filtered to residential homes, excluding one reference
folio. The undivided ownership shares close at 99.9988%. Sale figures are qualified,
arm’s-length transactions only, with bulk and portfolio transfers collapsed to a single
transaction. Resale percentages describe 250 pairs across 90 of the 98 homes. The county records no
qualified sale in this building in 2026 to date; that is stated rather than omitted, and the
four-year table therefore rests on three years. This page concerns the existing condominium at 2501
Brickell Avenue and not any similarly named preconstruction project. 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.
Brickell Park — Frequently Asked Questions
How many units are in Brickell Park?
The Miami-Dade County Property Appraiser records 99 folios at 2501 Brickell Avenue: 98 homes and one reference folio. The mix is 56 two-bedroom and 42 one-bedroom, and the county records a bedroom count for every one of them.
Have homes at Brickell Park sold in 2026?
🔴 No. The county records zero qualified sales in 2026 to date. The three years before it recorded 4, 5 and 5 sales — in a building of 98 homes, one home in 28 changes hands in a typical year.
Do people lose money at Brickell Park?
More often than at its neighbours. Of 250 resale pairs, 76 — 30.4% — sold for less than they cost. The worst band is a five-to-ten-year hold, where 45.8% lost money.
Does holding for a long time protect you here?
⚠️ Less than you would expect, and this building is the exception on our records. 28.2% of holds beyond ten years still lost money, against 0% at The Imperial and 9.7% at Brickell Townhouse. The reason is that many long holds began at the 1981 opening price, which the building did not clear for nineteen years.
What happened to prices here in the 2008 crash?
Median price per square foot fell from $353 in 2006 to $179 in 2011 — a 49.3% fall, the deepest of the Brickell Avenue buildings we have measured. It has since recovered to around $500, the strongest level in the building’s history.
What did homes originally sell for?
The developer’s closings in 1981 ran at a median $131 per square foot on 68 sales. ⭐ The building was still trading at $124 per square foot in 2000 — nineteen years later and still below the opening figure.
What do homes at Brickell Park sell for now?
The last three recorded years ran $520,000 (2023), $420,000 (2024) and $410,000 (2025), at $469, $494 and $506 per square foot. ⚠️ Those rows rest on four or five sales each, so treat them as a band rather than a trend — and note that the per-foot figure rose while the median price fell, which reflects which homes sold.
Sources and further reading
Related coverage
Part of Miami Luxury Condos.