Building facts
- Address
- 1300 Brickell Bay Drive
- Neighborhood
- Brickell
- Year built
- 2014
- Floors
- 46
- Residences
- 374
- Status
- Completed
- Developer
- Newgard Development Group
- Architect
- Sieger Suarez Architects
- Pricing
- Starting at $475,000
On recorded 2026 sales this building runs $868 per square foot — more expensive than 66 of the 117 buildings on the Miami Condo Index. Figures are closed sales from the Miami-Dade County Property Appraiser, not asking prices. Hover or tap a colour to see the split.
Key Takeaways
- Median sale price is down 34.6% since 2023 — and price per square foot is UP 2.7% over exactly the same period.
- That is the widest divergence between the two measures I have found — and it makes the headline figure actively misleading.
- The cause is the widest size range measured anywhere on this site — homes run from 355 to 6,902 square feet — a factor of 19.
- 374 homes and 11 commercial units at 1300 Brickell Bay Drive — with a median home of just 716 square feet.
- There is a genuine mansion tier on top of studio stock — the highest 2026 assessed value is $5,996,550.
- The record sale is $6,000,000 — in May 2015, for a 6,521 square foot residence.
Down 34.6% and up 2.7%, at the same time
Qualified sales from the Miami-Dade County Property Appraiser record, counted 18 August 2026 — arm’s-length transactions only.
| Year | Qualified sales | Median price | Median $/sq ft |
|---|---|---|---|
| 2023 | 21 | $948,000 | $845 |
| 2024 | 17 | $800,000 | $862 |
| 2025 | 19 | $640,000 | $875 |
| 2026 to date | 10 | $620,000 | $868 |
The middle column falls in every single year: $948,000 to $620,000, a decline of 34.6%. Presented alone, that is a building in freefall.
The right-hand column rises for three years and holds: $845, $862, $875, $868 — up 2.7% across the period.
These two columns describe the same 67 transactions. It is the widest divergence between the two measures I have found in any building on this site, and it means the headline number — the one most likely to be quoted about this building — points in exactly the wrong direction.
A building of studios with mansions on top
The explanation is structural, and it is more extreme here than anywhere else measured.
The county record returns 386 folios at 1300 Brickell Bay Drive: 374 residential homes and 11 commercial units. Those homes run from 355 to 6,902 square feet — the largest is more than nineteen times the smallest, the widest range I have recorded.
The mix explains it: 148 one-bedrooms, 112 two-bedrooms, 98 studios and 16 three-bedrooms, with a median home of just 716 square feet. So the building is overwhelmingly compact stock — and yet the 2026 assessed values reach $5,996,550, against a median of $455,704.
In practical terms this is two buildings sharing an address: several hundred small homes, and a handful of very large ones on top. When one of the large residences trades, the median sale price for that year leaps. When none do, it drops. That is the entire story of the middle column, and it says nothing whatsoever about whether a 716 square foot home here is worth more or less than it was.
The very top of the building confirms the scale of the effect. The record sale is $6,000,000, from May 2015, for a 6,521 square foot residence, with $5,500,000 recorded in July 2019 for the 6,902 square foot home. A single transaction at that level, landing in a year of otherwise ordinary sales, would move a median by hundreds of thousands of dollars.
What the per-foot record actually shows
Strip out the floorplate effect and a much calmer building appears.
$845, $862, $875, $868. Three years of modest gains and a fourth holding roughly level — a total movement of 2.7% up. The widest gap between any two years is under 4%.
That is a stable building, and the stability rests on a reasonable sample: 67 qualified sales across four years, with no year below ten. It is not a thin record where one transaction sets the tone.
The one honest caveat is that a per-foot median in a building this varied is itself an average across two quite different markets. A 355 square foot studio and a 6,902 square foot residence do not necessarily move together, and this page cannot tell you they have. What it can tell you is that the typical home here has held its value, and the 34.6% figure describes the sales mix rather than the building.
If you take one thing from this page: the wider the range of home sizes in a building, the less a median sale price means. At a factor of nineteen, it means almost nothing at all.
Who this building suits
It suits a compact-home buyer who has seen the headline decline elsewhere and can now read it properly. On a per-foot basis this building has been stable to slightly rising for four years, and a seller who believes the 34.6% figure is mispricing their own home.
It suits a large-home buyer as a rare opportunity, with a warning attached. There are only 16 three-bedroom homes and a small number of very large residences in 374, so the format comes up seldom — and with so few comparables at that end, pricing one is genuinely difficult in both directions.
For an investor, the liquidity is reasonable at 67 sales in four years and the per-foot trend is mildly positive, which is better than most buildings covered here. The informational edge is the real opportunity: this building’s public headline number is wrong, and that asymmetry is worth money to whoever understands it first.
If you are selling here, do not accept a comparison against the building’s median sale price. Insist on a per-square-foot comparison against homes of your own size. On that basis your home is worth marginally more than it was in 2023 — not a third less.
Verified 18 August 2026 against the Miami-Dade County Property Appraiser record for 1300 Brickell Bay Drive — all 386 folios retrieved individually, grouped by subdivision and filtered to residential homes, excluding the 11 commercial folios along with parking, cabana and storage. Sale figures are qualified, arm’s-length transactions only, and 2026 is an incomplete year. Both the median sale price and the median price per square foot are published deliberately, because the divergence between them is the substance of this page. Building age, storey count and amenity detail are omitted: no primary source has been confirmed for them. Re-check when the next tax roll publishes.
Brickell House — Frequently Asked Questions
Have prices fallen 34% at Brickell House?
No. The median sale price has fallen 34.6% since 2023, but median price per square foot has risen 2.7% over the same four years and the same 67 transactions. The per-square-foot figure is the like-for-like measure, and it says the typical home has held its value.
Why do the two measures disagree so badly here?
Because homes at Brickell House run from 355 to 6,902 square feet — a factor of more than nineteen, the widest range measured for this site. When one of the very large residences trades, the median sale price for that year leaps; when none do, it drops. The middle column tracks the sales mix, not the building.
How many units are in Brickell House?
The Miami-Dade County Property Appraiser records 386 folios at 1300 Brickell Bay Drive: 374 residential homes and 11 commercial units. The mix is 148 one-bedrooms, 112 two-bedrooms, 98 studios and 16 three-bedrooms, with a median home of 716 square feet.
How reliable is the per-square-foot trend?
Reasonably. It rests on 67 qualified sales across four years with no year below ten. The caveat is that a per-foot median in a building this varied is itself an average across two quite different markets — small stock and a handful of very large residences — which do not necessarily move together.
What is the most expensive sale at Brickell House?
$6,000,000, recorded in May 2015 for a 6,521 square foot residence, with $5,500,000 recorded in July 2019 for the 6,902 square foot home. The highest 2026 assessed value in the building is $5,996,550, against a median of $455,704.
Is there really a mansion inside Brickell House?
The county record shows homes of 6,521 and 6,902 square feet in a building whose median home is 716 square feet, with a top 2026 assessed value approaching $6m. In practical terms the address contains several hundred compact homes and a small number of very large ones.
Is Brickell House a good investment?
The per-foot record is mildly positive and liquidity is reasonable, both of which are better than most buildings covered here. The specific edge is informational: the widely quoted figure for this building is a 34.6% decline that did not happen to any individual home, and a seller who believes it may price accordingly.
Sources and further reading
Interested in selling at Brickell House?
Learn more about selling your condo at Brickell House with Josh Stein.
Part of Miami Luxury Condos.Related coverage