1010 Brickell

Price per square foot has risen every year since 2023

Qualified sales from the Miami-Dade County Property Appraiser record, counted 18 August 2026 — arm’s-length transactions only.

On this record, price per square foot has risen in every year: $799, $826, $845, $872, up 9.1% from 2023 to 18 August 2026.

Four consecutive years moving the same direction is worth more than the size of the move. A building that rises, falls and rises again is usually telling you about its sales mix. A building that goes up year after year is more likely telling you something about demand for that specific address.

It is also worth noting where the gains came from. The steady climb happened across 76 qualified sales, including a 28-sale year in 2025 — this is not a thin building where one unusual transaction sets the tone.

What is actually inside the building

The county record returns 390 folios at 1010 Brickell Avenue: 387 residential homes and two commercial units.

174 two-bedrooms, 105 one-bedrooms, 72 three-bedrooms and 36 studios. Heated area runs 442 to 1,966 square feet, with a median of 1,283 — and that median is the number to hold onto.

The 2026 assessed values run $260,096 to $1,409,476, with a median of $654,397.

Put the size and the price trend together and a plausible reading emerges: this is family-sized stock in a submarket dominated by compact investor units, and scarcity of that format is doing some of the work. I offer that as a reading of the numbers, not as a documented fact — the county record shows what sold and for how much, not why.

Where the evidence thins out

One honest qualification, and it matters.

The 2026 figure rests on five qualified sales. The three years before it rest on 27, 16 and 28. So the $872 that completes the four-year climb is by far the weakest data point in the table, and five transactions can be moved by one atypical home.

What keeps me comfortable presenting the trend is that the rise does not depend on 2026 at all. Strip that year out entirely and the building still went $799 to $826 to $845 across three well-populated years — a 5.8% gain on 71 sales. The 2026 figure extends a pattern that was already established; it does not create it.

That is the difference between this page and several others on this site where a thin final year is the whole story. Here it is a continuation, and I will re-check it when the year is complete.

On the ceiling: the record sale is $1,775,000, from May 2024, and it is not an isolated spike — $1,750,000 was recorded twice more, in May 2023 and March 2024, all three for 1,753 square foot homes. The top of this building has been tested repeatedly and has held around the same level.

Who this building suits

It suits a buyer who wants a genuine two- or three-bedroom home in Brickell rather than a compact investor unit, and who cares about buying into something with demonstrable demand. On four years of county evidence, values here have moved upward in every year measured.

It suits a bargain hunter poorly. You are buying at the top of the building’s own range, at around $872 per square foot. The case for paying it is the trend and the format, not the price.

For an investor, about one home in twenty trades each year, so there are current comparables to price against. The per-foot figure has risen each year so far; the record does not say what comes next.

If you are selling here, the recorded trend is on your side so far. Price against the current per-foot figure rather than against your purchase price, and be aware that 2026 has produced only five comparables so far — a buyer’s agent may well argue from 2025’s larger sample instead.

Interested in selling at 1010 Brickell?

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