Brickell Mar

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

🔴 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%.

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.