Brickell Arch

What the county record holds at 1395 Brickell Avenue

I pulled all 120 folio records the Miami-Dade County Property Appraiser holds for 1395 Brickell Avenue on 23 September 2026, one at a time, and the count matched the county’s own total. What comes back is not what you would expect from a Brickell condominium.

116 of the 120 folios carry the DOR use code HOTEL OR MOTEL : CONDOMINIUM. The remaining four are a multistorey office parcel, a hotel-commercial parcel, a hotel-condominium commercial parcel and one reference folio. The recorded declaration name on the residential folios is MAYFIELD CONDO — a legal name that differs from the marketing name, which is routine in Miami-Dade and is the reason this building is easy to lose in a county search. The county records the year built as 2003, the municipality as Miami, and the zoning on every one of the 120 folios as HIGH DENSITY MIX USE.

Those 116 folios are laid out as homes, not hotel keys. The county holds 62 one-bedroom, 30 two-bedroom, 14 studio and 10 three-bedroom folios. They run from 481 sq ft to 2,841 sq ft, with a median of 829 sq ft. On the 2026 roll they are assessed from $273,163 to $1,715,753, median $473,100, totalling $63,047,857.

Kohn Pedersen Fox, the building’s architects, describe the project on their own website as 116 residential units alongside 203 hotel rooms. The county roll carries 116 folios under the residential-layout classification, the same number.

The price record, and why the two medians disagree

Across the 116 residential folios the county holds 505 sale rows. Filtered to qualified, arm’s-length transactions above $10,000 that is 376 rows, and with bulk transfers collapsed so that one deed touching several folios counts once — four of them do — it becomes 260 distinct transactions since the building opened. Here is the last four years.

Read the two price columns against each other, because they say opposite things. Median sale price fell 4.1% between 2023 and 2025. Median price per square foot rose in every single year over the same span, and is higher again in 2026 ($785) than it was in 2023 ($723).

Both are true, and the second is the one that matters. A median price is a statement about which homes happened to sell, not about what they are worth, and in a building whose floorplates run from a 481 sq ft studio to a 2,841 sq ft three-bedroom the mix of homes that trade can move it. Here 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 the gap. With 13, 8 and 9 sales in those years, a few sales either way move both medians.

My honest reading is that the direction is real and the magnitude is uncertain. Nine qualified sales in 2025 and thirteen in 2023 are enough to see a direction and not enough to put a confident percentage on it. 2026 is an incomplete year and carries only four qualified sales — I would not draw anything at all from that row beyond noting it does not contradict the trend.

Liquidity is unremarkable in the best sense. Thirty-four qualified sales across four years against 116 homes works out at roughly one home in 14 trading each year. That is ordinary condo turnover. You should be able to buy here without waiting, and sell here without discovering the building never trades.

Does the hotel classification mean you can rent short-term?

This is the question people arrive at this building with, and it deserves a straight answer about what the public record does and does not settle.

What the record establishes: Miami-Dade County classifies 116 of the 120 folios here as HOTEL OR MOTEL : CONDOMINIUM — the use code it applies to transient lodging, not the residential-condominium code it applies to a conventional Miami condo tower. The county zones every folio HIGH DENSITY MIX USE. A licensed hotel has operated inside the building continuously since it opened: it traded as the Conrad Miami for most of two decades, reopened as Hotel AKA Brickell in September 2023, and debuted as Brickell Arch, a Luxury Collection Hotel on 14 April 2026 with 201 rooms under HEI Hotels & Resorts. Kohn Pedersen Fox designed the tower with 203 hotel rooms (the hotel opened with 201) and 116 residences sharing one structure, an 11-story atrium starting on the 25th floor separating the two.

What the record does not establish: a DOR use code is a tax classification. It is not a permission. Whether any individual owner here may let their home on a short-term basis is governed by the condominium declaration and the association’s current rules, and by the City of Miami’s own zoning and licensing requirements — none of which the county publishes and none of which I have been able to retrieve from a primary source. The Clerk’s official-records search is not machine accessible, and the City’s zoning code is served through an application I cannot read programmatically.

So I will not tell you this building permits short-term letting, and I would treat with suspicion any site that tells you it does without showing you the declaration. What I will tell you is exactly what to ask for. Before you buy here with rental income in mind, get three documents in writing: the recorded declaration of condominium and any amendments to it, the association’s current rental rules including any minimum-stay provision, and confirmation of the City of Miami certificate of use that applies to your specific unit. If a seller or an agent cannot produce all three, you do not yet know what you are buying.

Who this building suits, and who it suits badly

It suits a buyer who wants a small, well-located Brickell home inside a serviced building and is comfortable that the county treats the asset as lodging. At a median 829 sq ft and a median 2026 assessed value under $475,000, this is an accessible entry point on Brickell Avenue proper, and the per-foot record has moved in the owner’s favor every year since 2023.

It suits badly anyone who wants a quiet, purely residential building. The hotel, 201 rooms as it opened in April 2026 (the architects’ description counts 203), shares the structure, the lobby and the amenity deck. That is the trade: the service level exists because the hotel exists. It also suits badly a buyer who needs financing certainty without checking first — lenders treat condo-hotel classified units differently from ordinary condominiums, and some will not lend on them at all. Establish that with your lender before you write an offer, not after.

If you are selling here, the number to lead with is not the median sale price, because it fell between 2023 and 2025 for reasons that have nothing to do with your home. Lead with price per square foot, which has risen every year since 2023, and be ready to show a buyer the same three documents above. In a building the county classifies as lodging, the seller who has the paperwork ready is the seller who closes.

How this building compares: the Miami Condo Index ranks buildings by price per square foot and four-year change from the county record, the Miami Resale Record shows how often resales closed below the seller’s price, and the 100 Latest Sales list shows MLS closings as they post. Every building we cover is on the Miami Luxury Condos page.

Interested in selling in Brickell Arch?

Learn more about selling your condo in Brickell Arch with Josh Stein.

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