Brickell Bay Club

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

🔴 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:

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.