Brickell Park

What the county records at Brickell Park

The Miami-Dade County Property Appraiser records 99 folios in the BRICKELL PARK CONDO declaration: 98 homes and one reference folio for the underlying tract. No commercial space.

The record is clean. The undivided ownership shares close at 99.9988%, and the county holds a bedroom and bathroom count for every one of the 98 homes — 56 two-bedroom and 42 one-bedroom.

Homes run 790 to 1,580 square feet, median 1,075. The building is built around four plans: 42 homes at 790 square feet, 22 at 1,145, 22 at 1,075 and 11 at 1,100, with a single 1,580 sq ft home. Assessed values for 2026 run $112,190 to $672,120, median $310,440.

One point of confusion worth clearing up. There is a separate, unrelated preconstruction project marketed under a similar name. This page is about the existing condominium at 2501 Brickell Avenue, which has been trading since 1981 and has 347 recorded sales behind it.

Nineteen years below the opening price

The recent record first, on the same basis as every building page on this site:

No home in this building has sold on the qualified record in 2026. That is not an omission on our part; it is what the county holds. Fourteen sales across three years in a building of 98 homes cannot establish a direction, and I am not going to draw one from them.

The long record is why this page exists. Median price per square foot:

• 1981 — $131, on 68 sales: the developer’s original closings
• 1986 — $92  ·  1989 — $85, 35.0% below 1981
• 1990 — $92  ·  1996 — $108  ·  2000 — $124, still under the 1981 figure
• 2006 — $353, the pre-crash peak
• 2011 — $179 — a 49.3% fall
• 2016 — $278  ·  2020 — $290  ·  2024 — $494  ·  2025 — $506

Read the first three lines together. Homes opened at $131 per square foot in 1981 and were changing hands at $124 in 2000. Nineteen years. Somebody who bought from the developer and sold at the turn of the century got less per foot than they paid, having held for almost two decades.

Then read the next two. The fall from 2006 to 2011 was 49.3% , deeper than the 37.5% at Brickell Place Phase II, 38.2% at The Imperial and 28.6% at Brickell Townhouse. This building falls harder than its neighbours.

It also rises hard. From $179 in 2011 to about $500 now is a very large move, and the last three years have been the strongest in the building’s history on a per-foot basis. Both things are true, and a buyer should hold them together rather than picking the one they prefer.

Who lost money here, and when?

The county record holds 250 resale pairs across 90 of the 98 homes. 76 of them, 30.4%, sold for less than they cost, a higher rate than at Brickell Place Phase II, Brickell Townhouse or The Imperial (13.6% to 21.0% on the same basis). Median holding period 8.0 years; median change +18.7%.

Two readings, and the second one is the important one.

First: the five-to-ten-year hold is again the worst band. That is now four separate Brickell Avenue declarations showing the same shape — 25.0% at Brickell Place Phase II, 34.3% at Brickell Townhouse, 24.5% at The Imperial, and 45.8% here. Nearly one owner in two.

Second, and this is where Brickell Park departs from its neighbours: holding for more than ten years did not rescue you. At The Imperial, not one of 101 long holds lost money. Here 28.2% of 85 did. The explanation is in the price series above — a very large number of long holds in this building began at the 1981 opening and ran into a decade and a half of flat-to-falling prices. Time in ownership protects you only if the period you held through went somewhere.

The extremes, each checked against the folio’s full sale history:

• Best: $105,000 in July 1989 → $565,000 in July 2023 — unit 1107, 1,075 square feet, +438.1% over 34.0 years.
• Worst: $104,100 in April 1981 → $50,000 in August 1988 — unit 1104, 790 square feet, −52.0% in 7.3 years. An original buyer, out at less than half.
• And almost the same story next door: unit 808, $106,900 in April 1981 → $55,000 in May 1989, −48.6%.

Who this building suits, and who it does not

This suits a buyer who wants a one- or two-bedroom on Brickell Avenue: the median home is 1,075 square feet and 2026 assessed values run to a median of $310,440, and who is buying after, not before, the recovery. The last three years are the strongest per-foot readings the building has ever recorded.

It suits badly anyone who assumes that simply holding for a long time makes a Miami condominium safe. This building is the counter-example, and its own record is the evidence. It also suits badly a buyer who needs to be able to sell: about one home in 28 trades per year (14 sales across 2023 to 2026 to date), and in 2026 so far, none has.

To an owner thinking of selling: the last three years are the best per-foot market this building has had, and there have been no qualified sales at all in 2026 to test it either way. With four to five sales a year setting the comparables, one transaction will define your price band. Look at what actually closed in 2024 and 2025 before you set a number, and be aware that the buyer’s side of this record is a difficult read.

How this building compares: the Miami Condo Index ranks buildings by price per square foot and four-year change from the county record, the Miami Resale Record shows how often resales closed below the seller’s price, and the 100 Latest Sales list shows MLS closings as they post. Every building we cover is on the Miami Luxury Condos page.