Key Takeaways
- Four homes have sold here in four years — one qualified sale in 2023, two in 2024, one in 2025 and none so far in 2026 — in a building of 92 homes. That works out at one home in 92 per year, the thinnest turnover of any Brickell Avenue building we have measured.
- 🔴 So there is no current market reading here, and I will not invent one — four transactions cannot tell you what homes are worth. The table below is a record of what individual homes fetched, not a price index. The long record is where the useful information is.
- The five-to-ten-year hold was the worst again — 34.1% of the 44 pairs held five to ten years lost money, against 16.7% under three years. This is the fifth Brickell Avenue declaration in a row to show that shape.
- Two falls on the record, twenty-five years apart — median price per square foot fell 27.9% between 1981 and 1990, then 45.2% between 2006 and 2011. Most Miami buildings are too young to record the first one.
- This is a small-home building — homes run 690 to 1,348 square feet, median 759 — 31 of the 92 share the same 713 sq ft plan. Assessed values for 2026 run to a median of $263,780.
- Overall, about one resale in four lost money — 36 of 151 pairs — 23.8%. Median holding period 6.2 years, median change +29.2%.
2201 Brickell Avenue, Miami, Florida 33129 | Neighborhood: Brickell
Brickell Mar is a single declaration at 2201 Brickell Avenue,
selling since 1980. The most important thing about it is not a price. It is that
four homes have changed hands here in the last four years, in a building of
ninety-two.
What the county records at Brickell Mar
The Miami-Dade County Property Appraiser records 93 folios in the
BRICKELL MAR CONDO declaration: 92 homes and one reference folio
for the underlying tract. There is no commercial space.
The county holds a bedroom and bathroom count for every one of the 92 homes
— 56 two-bedroom and 36 one-bedroom. The undivided ownership shares sum to
95.9905% as published; one folio carries a decimal error, and set aside the shares close. We
report that rather than quietly using a corrected figure.
Homes run 690 to 1,348 square feet, median 759. Six plans cover the building:
31 homes at 713 square feet, 30 at 966, 15 at 759, five each at 1,000 and 1,132,
and four at 732. Assessed values for 2026 run $92,643 to $409,200, median
$263,780.
This is a small-home building, and deliberately worth contrasting. Its median
home is 759 square feet. The Imperial at
Brickell, a few blocks along the same avenue, has a median of 1,732 square feet and no home
smaller than 1,316. The two buildings share a street and almost nothing else, which is worth
remembering whenever anyone quotes you a price per square foot “for Brickell Avenue”.
A building where almost nothing sells
| Year | Qualified sales | Median price | Median $/sq ft |
|---|---|---|---|
| 2023 | 1 | $420,000 | $420 |
| 2024 | 2 | $400,000 | $414 |
| 2025 | 1 | $355,000 | $498 |
| 2026 to date | 0 | — | — |
🔴 Those are four transactions, not a market. A “median” of one
sale is that sale. I am publishing the rows because they are what the record holds and because you
are entitled to see how thin the evidence is — but nobody, including me, can tell you what a
home here is worth today from four data points, and anyone who quotes you a confident
price-per-foot for this building is not reading the county record.
Four sales across four years in 92 homes is one home in 92 per year. Put
plainly: on the recent rate, a given home here trades about once a century. That is the thinnest
turnover of the five Brickell Avenue buildings we have measured — Brickell Park runs one
in 28, The
Imperial one in 29, Brickell Townhouse
one in 44 and Brickell Place
Phase II one in 66.
The long record has 235 qualified sales in it, and that is where the information
is. Median price per square foot:
- 1980 — $91, on 25 sales · 1981 — $115
- 1989 — $87 · 1990 —
$83 — a 27.9% fall from 1981 - 1996 — $92 · 2000 — $117
- 2006 — $316, the pre-crash peak
- 2011 — $173 — a 45.2% fall
- 2016 — $326 · 2020 — $329
· 2024 — $414
Two separate falls, twenty-five years apart. The Miami price conversation
almost always begins in 2008, because that is where most buildings’ records begin. This one
opens in 1980 and records a real decline through the late 1980s as well. Note also 1981 to 2000:
$115 to $117 per square foot in nineteen years.
Who lost money here, and when?
The county record holds 151 resale pairs across 61 of the 92 homes.
36 of them — 23.8% — sold for less than they cost. Median holding
period 6.2 years; median change +29.2%.
| Held for | Resale pairs | Sold at a loss |
|---|---|---|
| Under 3 years | 30 | 16.7% |
| 3 to 5 years | 32 | 18.8% |
| 5 to 10 years | 44 | 34.1% |
| Over 10 years | 45 | 22.2% |
This is the fifth Brickell Avenue declaration in a row to put its worst losses in the
five-to-ten-year band. The five, in that band: 25.0% at Brickell Place Phase II, 34.3% at
Brickell Townhouse, 24.5% at The Imperial, 45.8% at Brickell Park and 34.1% here.
Each was pulled separately from the county roll; none of the figures depends on any of the others.
I want to be careful about what that does and does not mean. It is a real pattern in five
buildings on one avenue, and the mechanism is legible — a five-to-ten-year hold begun in
1980–81 or in 2005–06 finishes inside a fall, while a short hold more often begins and
ends inside the same stretch. It is not a law of the Miami market, and five
buildings on Brickell Avenue are not Miami. Take it as a reason to think hard about your intended
holding period, not as a forecast.
The extremes, each read against the folio’s whole sale history:
- Best: $48,000 in October 1988 → $238,000 in December 2021 — unit 30,
713 square feet, +395.8% over 33.2 years. - Worst: $260,000 in February 2006 → $115,000 in April 2010 — unit 46,
the same 713 sq ft plan, −55.8% in 4.2 years. Bought at the peak, sold in the trough. - And a near-identical case: unit 87, $280,000 in June 2006 → $135,000 in April
2012, −51.8% over 5.9 years.
Who this building suits, and who it does not
This suits a buyer who wants a small, comparatively inexpensive home on Brickell
Avenue and who is genuinely indifferent to resale timing. Assessed values run to a median
of $263,780, the homes are one- and two-bedroom, and the building has been standing and trading
since 1980.
It suits badly almost anyone else, and the reason is liquidity rather than quality.
With four sales in four years there is nothing to buy in most months and nothing to price
against in most years. If you may need to sell inside a decade, the loss table above and
the turnover figure point the same way. And if you are relying on a valuation, understand that it
cannot be built from recent sales in this building, because there are almost none.
To an owner thinking of selling: you have very little competition — but
you also have no recent comparable, and neither will your buyer’s appraiser. Expect the
valuation conversation to lean on other buildings, and expect that to cut against a small-home
building on a street whose headline per-foot figures come from much larger homes. The last sale on
the record closed at $355,000 in March 2025.
Verified 25 August 2026 against the Miami-Dade County Property Appraiser record
for 2201 Brickell Avenue — all 93 folios of the BRICKELL MAR CONDO declaration retrieved
individually, grouped by subdivision and filtered to residential homes, excluding one reference
folio. The undivided ownership shares sum to 95.9905% as published; one folio carries a decimal
error and the shares close once it is set aside. Nothing has been rewritten. Sale figures are
qualified, arm’s-length transactions only, with bulk and portfolio transfers collapsed to a
single transaction. Resale percentages describe 151 pairs across 61 of the 92 homes. ⚠️ The county
records only four qualified sales in this building across 2023–2026 and none in 2026 to date;
the four-year table is published as a record of individual transactions and explicitly not as a
market reading. 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 Mar — Frequently Asked Questions
How many units are in Brickell Mar?
The Miami-Dade County Property Appraiser records 93 folios at 2201 Brickell Avenue: 92 homes and one reference folio. The mix is 56 two-bedroom and 36 one-bedroom, recorded for every home.
How often do homes sell at Brickell Mar?
Almost never. The county records one qualified sale in 2023, two in 2024, one in 2025 and none in 2026 to date — one home in 92 per year across a 92-home building. It is the thinnest turnover of the Brickell Avenue buildings we have measured.
What is a home at Brickell Mar worth?
🔴 The county record cannot answer that with any confidence, and I am not going to pretend otherwise. Four qualified sales in four years is not a market. The three that closed went at $420,000 (2023), $400,000 (2024) and $355,000 (2025). Anyone quoting you a firm price per square foot for this building is not working from the record.
Do people lose money at Brickell Mar?
About one in four. Of 151 resale pairs, 36 — 23.8% — sold for less than they cost. The worst band is a five-to-ten-year hold at 34.1%; under three years it is 16.7%.
What happened to prices here in the crashes?
There are two on the record. Median price per square foot fell 27.9% between 1981 and 1990 ($115 to $83), and 45.2% between 2006 and 2011 ($316 to $173). It recovered past the 2006 level by 2016.
How big are the homes?
690 to 1,348 square feet, median 759. Thirty-one of the 92 homes share the same 713 sq ft plan and 30 more are 966 sq ft. ⚠️ It is a small-home building — The Imperial at Brickell, on the same avenue, has a median of 1,732 sq ft, so a per-square-foot figure quoted “for Brickell Avenue” may describe a very different product.
Is the county record complete for this building?
Yes, with one flaw we are reporting rather than hiding. The ownership shares sum to 95.9905% as published because one folio carries a decimal error; set it aside and the declaration closes. All 93 folios were retrieved individually.
Sources and further reading
Related coverage
Part of Miami Luxury Condos.