500 Brickell

Two towers, two declarations, 633 homes

The first thing to know about 500 Brickell is that the county does not treat it as one building.

The Miami-Dade County Property Appraiser holds two separate condominium declarations here: 500 Brickell East, at 500 Brickell Avenue, and 500 Brickell West, at 55 SE 6th Street. Separate declarations, separate common elements, separate addresses. East holds 321 folios of which 320 are homes; West holds 317 of which 313 are homes. That is 633 homes in total.

East’s shares sum to 101.1445% — above the whole rather than short of it, so nothing is missing — and West’s close at exactly 100.0000%. The handful of folios excluded are two ground-floor commercial units, two private park and roadway parcels and an aggregate reference folio.

Search one address on its own and you will be shown roughly half of the property, correctly, with no indication that the other half exists. That is the single most useful thing on this page for anyone doing their own research.

How the two towers have differed

They are not variations on the same apartment.

East runs from 738 to 3,800 square feet, with a median of 1,100, and holds 153 one-bedrooms, 137 two-bedrooms and 30 three-bedrooms plus a 3,800 square foot penthouse. Its 2026 assessed values run $222,564 to $1,797,312, median $411,070.

West runs from 694 to 1,220 square feet, with a median of 1,111 — there is no home in the West tower larger than 1,220 square feet — and holds 183 two-bedrooms, 128 one-bedrooms and two studios. Its 2026 assessed values run $210,633 to $580,884, median $382,961.

Both towers sold out together in 2008 and 2009, and that is where the more interesting difference shows up. East’s 241 first sales carry a median of $330,000 and $375 per square foot. West’s 261 carry a median of $301,900 and $309 per square foot. The East buyers paid 21% more per foot.

Twelve years on:

The tower whose buyers paid less per square foot has the lower loss rate and the higher median gain, on both measures. It is the same pattern I keep finding in Brickell: the entry price did more work than the building did.

The other clear finding is about when people left. Across both towers, 86 of the 422 completed round trips are losses — and the loss rate roughly halves once you restrict to owners who sold in 2021 or later. Buyers who came in after the sell-out did better still: East’s 43 post-2009 entrants have no losses at all and a median of +35.1%.

• A 1,111 square foot West home bought for $265,900 in July 2009 sold for $675,000 in November 2023 — up 153.9%.
• A 1,197 square foot East home bought for $287,000 in November 2009 sold for $650,000 in November 2022 — up 126.5%.

Two hundred and eleven homes across the two towers have never resold. All figures are gross, before commissions, closing costs, taxes and assessments, and the county record shows transactions and not reasons.

The price record

Qualified, arm’s-length sales from the county record, retrieved 21 and 22 August 2026. The two declarations are shown separately because they are separate condominiums.

East has traded around $610 to $635 per square foot for three years, and West around $530 to $580. Both 2026 readings are lower and both rest on three or four sales, so I would not treat either as a level — East’s $472 in particular is four transactions and should not be read as a 22.6% fall.

Eighty-four qualified sales in four years across 633 homes is about one home in thirty each year. West is the more liquid of the two at one in 27, against one in 35 for East.

East’s record sale is $2,350,000, in December 2024, for the 3,800 square foot penthouse — $618 per square foot. That home has a full history: $1,150,000 in August 2009, $1,400,000 in May 2013, $1,735,000 in September 2015 and $2,350,000 in December 2024, up 104.3% across fifteen years.

West’s record sale is $785,000, in March 2022, for a 1,111 square foot home — $707 per square foot, and the highest rate either tower has recorded.

Who this suits

It suits a buyer who knows which tower they want, and that is a decision worth making deliberately rather than by accident. If you need more than 1,220 square feet, only East has it. If you want a two-bedroom of about 1,100 square feet, West has 183 of them and a better resale record.

It suits a buyer with a horizon past three years. The loss rate across both towers roughly halves for owners who sold from 2021 onward, and the post-sell-out buyers — who paid market rather than developer prices — have done best of all.

It suits a buyer who intends to check the record themselves, provided they know to check two addresses. Almost everything published about this property treats it as one building; the county does not, and a comparable pulled from the wrong tower is a comparable from a different condominium with different common elements and a different price band.

It suits an investor needing speed less well. One home in thirty trades each year across 633, and East is slower than West.

If you are selling here, say which declaration you are in and price against it. East and West have run roughly $60 to $80 per square foot apart for four years, so a buyer’s agent quoting “500 Brickell” comparables may be quoting the other tower entirely. And be careful with 2026: both towers’ latest readings rest on three or four sales. Ask me for the per-foot record on your tower and your plate before you set a number.

Interested in selling at 500 Brickell?

Learn more about selling your condo at 500 Brickell with Josh Stein.

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