Miami Condo Hotels · AKA Brickell
AKA Brickell is not a building — it is ten floors of one.
By Josh Stein · Florida license SL3057661 · Updated 12 October 2026Leer en español →
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Verified 23 September 2026Miami-Dade County Property Appraiser1 source
Building facts
- Address
- 1395 Brickell Avenue
- Neighborhood
- Miami
- Year built
- 2003
- Residences
- 116
- Status
- Delivered — completed 2003
Key Takeaways
- AKA Brickell recorded 7 sales in the 12 months to 23 September 2026 — at a median of $610,000, or $775 per square foot, on the Miami-Dade County Property Appraiser record. The latest recorded sale was on 7 July 2026. Own at AKA Brickell? Ask Josh what yours would sell for on WhatsApp.
- 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.
- Price per square foot has risen in each year since 2023: $723, $744, $761, $785 (2026 to 23 September), and the repeated floorplates point the same way over the longer run.
- Hold the apartment constant and the gains are large — the 481 sq ft plan went from $541 per foot in 2019 to 2021 to $956 in 2025 to 2026; 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 116 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
This page documents a building where the county record shows the price per square foot rising.
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 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 116 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.
Price per square foot at AKA Brickell, 2023 to 2026
The raw record holds 376 qualified sale rows, which collapse to 260 distinct transactions (one per date and price). 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 23 Sept | 4 | $900,000 | $785 |
Note that the median price drifts down over 2023 to 2025 while the median price per square foot rises every year. That divergence is not a contradiction. The median size of the homes that sold was almost unchanged (830, 826 and 827 sq ft in 2023, 2024 and 2025), so mix does not fully explain it, and with 13, 8 and 9 sales a few sales either way move a median. That is why I lead with the per-foot figure. Only four 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 to 2021 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 34 sales across four years against 116 homes is roughly one home in 14 a year: a reasonable rate, but not a deep market.
Does the lodging classification mean I can rent nightly?
No. The public record does not show a right to rent nightly, and I will not claim one.
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 323 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. Check all three against their primary sources: the statute, the City of Miami’s rules and the condominium declaration before you rely on rental income.
Who this building suits, and who it does not
On the county record, price per square foot here has risen in each year since 2023. 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 — 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 a nightly-rental assumption, because the record does not support one.
If you are selling here, 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.
Own at AKA Brickell?
If you own here, this page already carries the county’s record of what homes in AKA Brickell have sold for. Here is how to use it.
Your three options
- Sell. Price against what comparable homes in the building have actually recorded, not against asking prices.
- Rent it out. Within the condominium’s rental rules, which vary from building to building.
- Hold. Watch the record: this page is updated from the county as new sales are posted.
What I will send you
Tell me your unit. I will send you the recorded sales of comparable homes in AKA Brickell, what they sold for per square foot, and a straight read on what yours could sell for today.
Two free things for owners
AKA Brickell — Frequently Asked Questions
What have units at AKA Brickell sold for in the last 12 months?
7 sales were recorded on the Miami-Dade County Property Appraiser record in the 12 months to 23 September 2026, at a median of $610,000 ($775 per square foot). The latest recorded sale was on 7 July 2026. These are recorded closings, not asking prices. If you own at AKA Brickell and want to know what your unit would sell for, message Josh Stein on WhatsApp at (305) 695-8257.
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. 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. Check all three against their primary sources: the statute, the City of Miami’s rules and the condominium declaration.
Are prices at AKA Brickell going up?
On the county record, price per square foot has risen. Median price per square foot was $723, $744, $761 and $785 (2026 to 23 September) in successive years, and four separate repeated floorplates point the same way over the longer run, the 481 sq ft plan up 76.7% from 2019 to 2021 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 $900,000 range depending on the year, at $723 to $785 per square foot. Thirty-four 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.
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 116 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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Thinking about AKA Brickell?
I have sold South Florida property since 2002, more than $1 billion of it. Ask me for the recorded declaration, what has genuinely closed, or a straight answer on whether this building fits what you are after.
Josh Stein · Florida real estate sales associate, license SL3057661 · (305) 695-8257 · hello@joshsteinrealtor.comRelated coverage
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