Key Takeaways
- 🔴 Losing money here depended on the decade you bought, not the building — across 1,428 resales: buyers from the 1980s lost money 26% of the time and buyers from the 2000s 17%. In every other decade the figure is 6–7%. Two bad entry windows in fifty-one years.
- The price record runs from 1975 to 2026 — 1,867 qualified sales in one declaration — including 238 in 1975 alone, the developer’s original closings, at a median $52 per square foot.
- Forty-three per cent of this building is one floorplan — 191 of the 442 homes are the same 1,460 square foot two-bedroom. Another 111 are 1,100 square feet and 101 are 930. Three plans account for 91% of the building.
- These are large homes by Brickell standards — 930 to 5,030 square feet, median 1,460, and 318 of the 442 are two-bedrooms. Assessed values for 2026 run $140,603 to $1,691,793.
- The extremes are four decades apart — the best resale ran $79,900 in December 1976 to $750,000 in July 2019 — +839% over 42.6 years. The worst ran $155,000 in March 1985 to $34,700 in July 1990 — −78% in five years.
- Almost nothing changes hands — turnover runs at one home in 35 per year — 51 qualified sales across the last four years in a building of 442.
Brickell Bay Club sits at 2333 Brickell Avenue, and the county has
been recording its sales since 1975. That record now runs to 1,867 qualified
sales across fifty-one years, including 1,428 cases where the same home was bought
and later sold again. It is enough evidence to answer a question buyers ask constantly and
almost never get a real answer to: does it matter when you buy?
In this building, measurably, it is nearly the only thing that mattered.
One thing to get out of the way first: this is not the same building as The Club at Brickell
Bay, which is at 1200 Brickell Bay Drive. This is 2333 Brickell Avenue. The names on this street
repeat, and the addresses are what separate them.
What the county records at Brickell Bay Club
The Miami-Dade County Property Appraiser records 447 folios in the declaration
BRICKELL BAY CLUB CONDO — 442 homes and four commercial units,
with a separate recreation-area folio alongside. Common-element shares close at
96.9019%; the shortfall is not missing folios but three combined homes where the
county recorded one unit’s share for two, plus one decimal error in the roll.
The homes run 930 to 5,030 square feet, median 1,460. That is large for Brickell,
and the bedroom mix follows: 318 two-bedrooms, 102 one-bedrooms, five
three-bedrooms and two four-bedrooms. ⚠️ The county records no bedroom count at all for 15 folios, so
that mix covers the 427 it does record — we are not going to fill in the rest.
This is an unusually repetitive building, which makes it unusually easy to price.
191 homes — 43% of the building — are the same 1,460 square foot plan.
Another 111 are 1,100 square feet and 101 are 930. Those three
plans are 91% of everything here. If you are buying one, there are typically a hundred or more
recorded sales of the identical home to price against.
Assessed values for 2026 run $140,603 to $1,691,793, median $462,486.
Fifty-one years of prices
| Year | Qualified sales | Median price | Median $/sq ft |
|---|---|---|---|
| 2023 | 26 | $695,000 | $543 |
| 2024 | 14 | $740,500 | $516 |
| 2025 | 6 | $587,500 | $483 |
| 2026 to date | 5 | $560,000 | $568 |
🔴 Do not read the 2026 figure as a recovery. It rests on five
sales, and five sales in a building of 442 cannot establish a direction in either
direction — up or down. The honest reading of the last four years is a band roughly between
$480 and $550 per square foot, with too little recent volume to say more.
The long arc is where the evidence actually is. Median price per square foot:
- 1975 — $52, on 238 sales, the original closings
- 1981 — $131
- 1986 — $81 — 38% below 1981
- 1996 — $119
- 2006 — $337, the pre-crash peak
- 2011 — $206, the trough — 39% below 2006
- 2016 — $349, back above the old peak
- 2023 — $543
Note that there are two crashes in that list, not one. Most Miami price talk
starts in 2008. This building lived through an earlier decline, from $131 per foot in 1981 to $81 in
1986, and it was proportionally almost as deep as the one everybody remembers.
Does it matter when you bought?
Here is the whole point of a fifty-one-year record. Of the 1,428 resales on the
county books, 165 — 11.6% — sold for less than they cost. But those
losses are not spread evenly. Grouped by the decade the seller originally bought in:
| Bought in | Resales | Sold at a loss | Share |
|---|---|---|---|
| 1970s | 578 | 41 | 7% |
| 1980s | 256 | 66 | 26% |
| 1990s | 276 | 16 | 6% |
| 2000s | 217 | 36 | 17% |
| 2010s | 84 | 5 | 6% |
| 2020s | 17 | 1 | 6% |
Two decades out of six carried nearly two-thirds of all the losses in this building.
Buy in the 1980s and roughly one owner in four eventually sold at a loss. Buy in the 1990s or the
2010s and it was one in sixteen. The building did not change. The entry price did.
The overall numbers put that in proportion: median holding period 6.4 years, median change
+41%. The best outcome on record is $79,900 in December 1976 to $750,000 in July
2019 — +839% over 42.6 years. The worst is $155,000 in March 1985 to $34,700
in July 1990, −78% in five years, and it sits squarely inside that 1980s cohort.
I would not extend this to every Brickell building on one building’s evidence. But here it
is measured, over half a century, on 1,428 transactions, and it is the most useful thing this record
has to say.
Who this building suits, and who it does not
This suits a buyer who wants a genuinely large two-bedroom on Brickell Avenue and
wants to price it precisely. With 191 identical 1,460 square foot homes and half a century of
recorded sales, you are not guessing at comparables here — there are more of them than in
almost any newer building, and they are the same home.
It suits badly a buyer who needs liquidity. One home in 35 changes hands per year,
and only 51 sales are recorded across the last four years. Thin markets are slow to buy into and slow
to sell out of. It also suits badly anyone who wants new-building finishes or amenities: this is a
1970s complex and the page does not pretend otherwise.
To an owner considering selling: the four-year table above is your real
comparable set, and it is small — six sales in 2025, five so far in 2026. That means a single
neighbour’s sale moves the visible median a long way, in both directions. Price off the
floorplan-matched sales rather than the building median, and be sceptical of any valuation that
leans on 2026 alone.
Verified 25 August 2026 against the Miami-Dade County Property Appraiser record for
2333 Brickell Avenue — 452 rows returned, 448 unique folios after duplicates were removed,
grouped by subdivision and filtered to the 447 folios of the BRICKELL BAY CLUB CONDO declaration and
then to residential homes, excluding the four commercial units, the separate recreation-area folio,
and parking, cabana and storage. Common-element shares close at 96.9019%: the shortfall is three
combined homes where the county recorded a single unit’s share for two, plus one decimal error
in the roll — not missing folios. Sale figures are qualified, arm’s-length transactions
only, with bulk and portfolio transfers collapsed to a single transaction. 2026 is an incomplete year
and its five sales are not treated as a trend in either direction. The county records no bedroom or
bathroom count for 15 of the 442 homes, so the bedroom mix given covers the 427 it does record.
Building age, storey count, architect and amenity detail are omitted: no primary source has been
confirmed for them. Re-check when the next tax roll publishes.
Brickell Bay Club — Frequently Asked Questions
How many units are in Brickell Bay Club?
The Miami-Dade County Property Appraiser records 447 folios in the BRICKELL BAY CLUB CONDO declaration at 2333 Brickell Avenue — 442 homes and four commercial units, with a separate recreation-area folio alongside.
Is Brickell Bay Club the same as The Club at Brickell Bay?
No. Brickell Bay Club is at 2333 Brickell Avenue. The Club at Brickell Bay is at 1200 Brickell Bay Drive — a different building on a different street. The names on this stretch repeat, and only the address separates them.
Do people lose money buying at Brickell Bay Club?
It depends almost entirely on when they bought. Of 1,428 resales, 165 — 11.6% — sold at a loss. But buyers from the 1980s lost money 26% of the time and buyers from the 2000s 17%, against 6–7% in every other decade. Median holding period 6.4 years, median change +41%.
What size are the homes at Brickell Bay Club?
930 to 5,030 square feet, median 1,460 — large for Brickell. 318 of the 442 homes are two-bedrooms. Three floorplans carry 91% of the building: 191 homes at 1,460 square feet, 111 at 1,100 and 101 at 930.
What do homes at Brickell Bay Club sell for?
Across the last four years the median has run $695,000 (2023), $740,500 (2024), $587,500 (2025) and $560,000 (2026 to date). ⚠️ Volume is very thin — six sales in 2025 and five so far in 2026 — so single transactions move the median sharply. The 2026 per-foot reading of $568 rests on five sales and should not be read as a trend.
Has this building been through a downturn before 2008?
Yes, and it is visible in the record. The median ran $131 per square foot in 1981 and $81 in 1986 — a 38% fall, proportionally close to the 2006-to-2011 decline from $337 to $206. Most Miami price discussion starts in 2008; this building has two crashes on its books.
How often do homes come up for sale here?
Rarely. Fifty-one qualified sales across the last four years in a building of 442 homes works out at about one home in 35 per year. Expect limited choice going in, and limited competition coming out.
Sources and further reading
Related coverage
Part of Miami Luxury Condos.