Verified 24 August 2026Miami-Dade County Property Appraiser1 source
AKA Brickell — photography to follow
Building facts
- Address
- 1395 Brickell Avenue
- Neighborhood
- Miami
- Year built
- 2003
- Residences
- 118
- Status
- Delivered — completed 2003
Key Takeaways
- AKA Brickell is not a building — it is ten floors of one — the declaration, recorded as MAYFIELD CONDO, covers the space lying within floors 26 through 35. A separate hotel condominium sits at the same address.
- It is the only building in this section where prices are rising — median price per square foot has climbed in each of the last four years — $723, $744, $761, $816 — and every repeated floorplate confirms it.
- Hold the apartment constant and the gains are large — the 481 sq ft plan went from $541 per foot in 2019 to $956 in 2025; the 829 sq ft plan from $416 to $905. Those are 76.7% and 117.5%.
- The county classifies all 116 homes as lodging — HOTEL OR MOTEL : CONDOMINIUM, top to bottom — one of only four buildings of the nine I pulled for this section that genuinely carries it.
- The whole building changed hands once, in a single deed — on 1 February 2003, $6,900,000 recorded against each of 114 folios. It is excluded from every figure here — taken naively it would publish as a $786,600,000 building.
- One check I run on every building cannot be run here — the county roll writes the common-element share as the word UNDIV with no percentage on 117 of 120 folios. So I cannot arithmetically prove the pull is complete, and I am telling you that rather than implying a certainty I do not have.
1395 Brickell Avenue, Miami, Florida 33131| Neighborhood: Brickell
Every other page in this section documents a market that has gone sideways or down. This one is the exception, and the exception is large enough that I went back and checked it twice.
What the county records at 1395 Brickell Avenue
The first thing the record settles is what this place actually is. The Miami-Dade County Property Appraiser holds 120 folios at 1395 Brickell Avenue, of which 118 sit in a declaration recorded as MAYFIELD CONDO at OR 22613-1195. The name AKA appears nowhere in the county record.
More interesting is what that declaration covers. Its master folio describes the property as the space lying within floors 26 through 35 of the parcel. This is an air-rights condominium occupying ten floors of a larger tower, not a freestanding building — and a separate condominium, recorded as THE HOLBORN HOTEL CONDO, sits at the same address alongside it. If you are comparing this to a whole-building condominium, you are not comparing like with like.
Of the 118 folios, 116 are saleable homes and every one is classified HOTEL OR MOTEL : CONDOMINIUM. That puts this among the minority: of the nine buildings I pulled folio by folio for this section, only four carry the lodging classification at all.
The homes run 481 to 2,841 square feet, median 829. The repeated plans are 829 sq ft (16 units), 481 and 729 sq ft (14 each), 1,366 (10) and 966 (9). The mix is unusually grown-up for a lodging building: 14 studios, 62 one-bedrooms, 30 two-bedrooms and 10 three-bedrooms.
For 2026 the county assesses the condominium at $63,047,857, a median of $473,100 per home across a range of $273,163 to $1,715,753.
Now the limitation, which I would rather put here than in a footnote. Every building page on this site is checked by summing the declaration’s common-element shares, which by law come to 100% — if they come to less, folios are missing and I do not publish. That check cannot be run here. The county roll writes the share as the bare word “UNDIV” with no percentage after it on 117 of the 120 folios. There is nothing to sum. The folio series itself is unbroken and the count matches the building’s marketed size, so I have no positive reason to think anything is missing — but I cannot prove it the way I can elsewhere, and you should weigh the figures below accordingly.
The one building in this section where prices went up
The raw record holds 258 qualified transactions. One deed has to come out first: on 1 February 2003 a single $6,900,000 conveyance was recorded against each of 114 folios — the whole condominium sold in one transaction. Read naively, that publishes as a $786,600,000 building and a $6.9m sale of every apartment. It is excluded from every figure on this page.
What is left, after the 2005 sell-out (83 sales that year), is an ordinary resale market.
| Year | Qualified sales | Median price | Median $/sq ft |
|---|---|---|---|
| 2023 | 13 | $610,000 | $723 |
| 2024 | 8 | $587,500 | $744 |
| 2025 | 9 | $585,000 | $761 |
| 2026 to date | 3 | $750,000 | $816 |
Note that the median price drifts down over three of those years while the median price per square foot rises every year. That divergence is not a contradiction — it means smaller apartments have made up more of the mix, and it is exactly why I lead with the per-foot figure. Only three sales have closed in 2026 so far, so treat that row as indicative.
The controlled test settles it. Holding each floorplate constant, so any movement is price rather than mix:
| Plan | 2019–21 | 2022 | 2023 | 2024 | 2025–26 |
|---|---|---|---|---|---|
| 481 sq ft | $541/sf | $728 | $842 | $894 | $956 |
| 729 sq ft | $425/sf | $693 | $744 | $789 | $754 |
| 829 sq ft | $416/sf | $642 | $736 | $760 | $905 |
| 966 sq ft | $406/sf | $569 | $652 | $719 | $683 |
Every plan is up substantially, and the four series agree with each other. The 481 sq ft plan is up 76.7% from 2019 and the 829 sq ft plan 117.5%. When four independent floorplates move the same way over the same period, the direction is about as well supported as a county record can make it.
Two honest caveats. The last column rests on one to three sales per plan, so the direction is solid and the exact magnitude is not — the 729 and 966 sq ft plans both eased slightly in 2025 while the other two kept climbing. And 33 sales across four years against 116 homes is roughly one home in 14 a year: respectable for this section, but not a deep market.
Does the lodging classification mean I can rent nightly?
No, and this page used to say otherwise. It asserted that there are no rental restrictions and that units can be rented daily or monthly on Airbnb. I have removed that, because it is not supportable from the public record.
A county use code is a tax assessment category. It grants nobody a right to rent, and its absence establishes nothing against one. I have now measured that failure in both directions: one Brickell building carries the lodging code across every folio, and another was financed explicitly as short-term-rental housing and delivered furnished under professional management — with all 343 of its homes recorded as ordinary residential condominium.
The three layers that actually decide it are Florida’s state preemption of vacation-rental regulation, the City of Miami’s zoning and licensing rules for this address, and the condominium declaration and the association’s rules, which can change after you buy. Get all three in writing from your own lawyer before you rely on rental income.
Who this building suits, and who it does not
On the county record this is the strongest performer in the condo-hotel section, and it is not close. It suits a buyer who wants a genuinely lodging-classified Brickell address with a real bedroom count — 40 of the 116 homes have two or three bedrooms, which is unusual in this category — and who is comfortable with a ten-floor air-rights condominium rather than a whole building.
It suits you badly if you need the completeness assurance I can give on other pages, because the county roll does not carry the shares to give it. And it suits you badly if you are buying on the strength of the rental claim this page used to carry, which I have taken down.
If you are selling here, you are in the best position of any seller in this section and you should know the numbers. Your plan’s own controlled series is the argument — four of them are in the table above, and a buyer’s agent can verify every figure against the county record. Do not price off the building median when your specific floorplate has a cleaner story.
AKA Brickell — Frequently Asked Questions
What is AKA Brickell recorded as by the county?
MAYFIELD CONDO, declaration OR 22613-1195. The name AKA does not appear in the county record. The declaration covers the space lying within floors 26 through 35, so it is an air-rights condominium occupying ten floors of a larger tower rather than a freestanding building. A separate condominium, THE HOLBORN HOTEL CONDO, sits at the same address.
Can I rent an AKA Brickell unit nightly or on Airbnb?
The public record cannot answer that and this page no longer claims it can. The lodging use code is a tax assessment category and grants no rental right. Florida’s state preemption, City of Miami zoning and licensing, and the condominium declaration together decide it, and the declaration can be amended after you buy. Get all three confirmed by your own lawyer.
Are prices at AKA Brickell going up?
Yes, and it is the only building in this section where the county record supports that. Median price per square foot has risen in each of the last four years — $723, $744, $761, $816 — and four separate repeated floorplates independently confirm the direction, the 481 sq ft plan up 76.7% since 2019 and the 829 sq ft plan up 117.5%.
What do units cost here?
Across the last four years the median paid is in the $585,000 to $750,000 range depending on the year, at $723 to $816 per square foot. Thirty-three qualified sales support those figures. They are recorded deeds, not asking prices.
How big are the apartments?
From 481 to 2,841 square feet, median 829. The mix is 14 studios, 62 one-bedrooms, 30 two-bedrooms and 10 three-bedrooms — a far higher share of real multi-bedroom homes than most buildings in this category.
Why can you not confirm the pull is complete for this building?
Because the county roll does not carry the numbers. Every condominium unit owns a stated percentage of the common elements and by law they sum to 100%, which is how I verify that no folios are missing from a pull. Here the roll writes the bare word “UNDIV” with no percentage on 117 of 120 folios. The folio series is unbroken and the unit count matches, so I have no reason to suspect a gap — but I cannot prove it arithmetically and I would rather say so.
What was the $6,900,000 sale recorded on every unit in 2003?
A single deed conveying the whole condominium on 1 February 2003. The county records a portfolio transfer against every folio it touches at the full price, so it appears 114 times in the raw data. It is not a sale of any individual apartment and it is excluded from every figure on this page.
Sources and further reading
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Josh Stein · Florida real estate sales associate, license SL3057661 · (305) 695-8257 · hello@joshsteinrealtor.comRelated coverage
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