Key Takeaways
- The 1980s crash was as deep here as 2008 — and almost nobody talks about it — median price per square foot fell from $131 in 1981 to $84 in 1986, a 36.4% fall. It then fell from $315 in 2006 to $197 in 2011 — a 37.5% fall. Two crashes within a point of each other, twenty-five years apart, in one building.
- The dangerous holding period is the middle one, not the short one — of 817 resale pairs, those held 5 to 10 years lost money 25.0% of the time and those held 3 to 5 years 21.0% — against 12.8% under three years and 6.7% beyond ten.
- When you bought mattered more than what you bought — buyers who entered in the 1980s lost money on 24.9% of their round trips. Every later decade runs between 7.5% and 12.6%.
- ⚠️ The county classes 417 folios here as residential. Only 395 are homes — 22 of them are a podium series that trades at $28,000 to $100,000 and carries a common-element share 16,000 times smaller per square foot than an apartment. We publish both numbers and the test below.
- Almost nobody sells — just 24 qualified sales across the last four years in a building of 395 homes — one home in 66 per year. That is thinner than the older half of the same complex, where the rate is one in 38.
- ⚠️ The county roll on this declaration has errors, and we are not hiding them — the shares do not close, 38 folios carry suspect decimals, and one penthouse has its share recorded as “UNIDV” — a typo that makes it invisible to any automated check.
1925 & 1915 Brickell Avenue, Miami, Florida 33129 | Neighborhood: Brickell
Brickell Place Phase II is 1925 and 1915 Brickell Avenue —
two addresses under one recorded declaration, the newer half of a complex whose older half we
cover separately at Brickell
Place. Its price record runs from 1980 to 2026, and it contains something the
Miami market conversation almost never includes: a crash before 2008 that was just as
deep as 2008.
What the county actually records at Brickell Place Phase II
The Miami-Dade County Property Appraiser records 438 folios in the declaration
BRICKELL PLACE CONDO PHASE II. Twelve are commercial — eleven offices and a
store — and one is a reference folio for the underlying tract. 417 pass the
residential filter. On my reading, 395 of those are homes.
Here is why I do not publish the 417, and how you can check it. Twenty-two of
those folios belong to a numbered podium series — units C-101 to C-117 and D-101 to D-110,
305 to 565 square feet. They record common-element shares of the order of
0.0000035%, which works out at 0.00000001 of a share per square
foot against a real home’s 0.000168. That is sixteen thousand times
too small to be an apartment. They also trade like what they are: $28,000 to
$100,000, in a building where homes change hands between $530,000 and $700,000. And the
decisive detail — ten of the twelve folios the county itself codes as office or store
carry that identical share signature. It marks the podium block, not a small apartment.
Two footnotes on that, because they matter more than the number does. The same series
continues below 300 square feet, where eight further folios sit that the standard filter
already excludes on size alone — so a size threshold was cutting one uniform class of unit in
half. And the Phase Two association’s own website gives its management office as
“1925 Brickell Avenue (D Building), Suite 201”, which is inside the
very series this analysis calls podium.
One group I have counted as homes, while telling you exactly what they are.
Twelve folios labelled CC-1 to CC-12 run 313 to 412 square feet. Unlike the podium units they carry
a fully proportional ownership share — slightly more per square foot than an ordinary
apartment — they are assessed between $116,363 and $305,415, and they have appreciated like
homes, one of them running from $25,000 in 1980 to $415,000 in 2023. So they pass every test the
record allows. But a 313 square foot unit with a “CC” label is also what a cabana looks
like, and no association, developer or county document I can find states a unit count for this
building to settle it. The figure is 395 including them, and 383 without. I would
rather hand you both than pick one and sound certain.
The homes run 313 to 5,430 square feet, median 1,567 — larger than the
older half of the complex, and very much larger than the floorplates current Brickell construction
is built around. Six floorplates carry most of the building: 57 homes at 1,316 square
feet, 48 at 1,005, and 29 each at 1,567, 1,583, 1,615 and 1,995.
Assessed values for 2026 run $116,363 to $1,400,875, median $418,730.
I cannot give you a bedroom mix, and nobody honestly can. The county records a
bedroom and bathroom count for two of these folios. For the other 415 it records
zero bedrooms and zero bathrooms — on homes up to 5,430 square feet. Those are empty fields,
not studios. Any bedroom breakdown you are shown for this building came from somewhere other than
the public record.
And the roll itself is unreliable here. The common-element shares do not close
to 100%; thirty-eight folios carry suspect decimals; and one penthouse, D-PH-8, has its share
recorded as “UNIDV .37031%” — a misspelling of UNDIV that hides
the figure from any automated check. I am reporting all of that rather than quietly patching it,
because you will hit the same thing if you look.
Two crashes of the same depth, twenty-five years apart
The recent record first, on the same basis as every building page on this site:
| Year | Qualified sales | Median price | Median $/sq ft |
|---|---|---|---|
| 2023 | 11 | $620,000 | $481 |
| 2024 | 6 | $530,500 | $509 |
| 2025 | 5 | $700,000 | $464 |
| 2026 to date | 2 | $741,000 | $466 |
🔴 That table cannot establish a direction and I am not going to pretend otherwise.
Twenty-four sales across four years in a building of 395 homes is too thin to read, and 2026 is an
incomplete year with two sales in it. What the four years support is a band of roughly
$460 to $510 per square foot, and nothing more.
The long record is where this building earns its page. Median price per square
foot, by year:
- 1980 — $99, on 54 sales: the developer’s original closings
- 1981 — $131, up a third in twelve months
- 1986 — $84 — a 36.4% fall from 1981
- 1990 — $114
- 1996 — $123
- 2006 — $315, the pre-crash peak
- 2011 — $197 — a 37.5% fall from 2006
- 2016 — $344, back above the old peak
- 2024 — $509
Read those two bold lines together. The fall from 1981 to 1986 was 36.4%, and the fall
from 2006 to 2011 was 37.5% — within about a point of each other. The Miami price conversation almost always begins in 2008, because
that is where most buildings’ records begin. This one is older, and on its evidence 2008 was
not an exceptional event in the life of a Brickell Avenue condominium — it was a repeat.
That is not a claim I would make from one building. But Brickell Bay Club,
a separate declaration further down the same avenue, measured its own 1981-to-1986 fall at
38%. Two independent records, two blocks apart, both landing in the mid-to-high thirties.
That makes it a market event, not a quirk of one building.
Recovery, for what it is worth, took about a decade each time: 1981’s peak was not clearly
passed until the mid-1990s, and 2006’s not until 2016.
When did people lose money here?
The county record holds 817 resale pairs across 302 of the homes — the
same home bought and later sold. 132 of them, 16.2%, sold for less than they cost.
The median holding period was 5.4 years and the median change +28.0%.
The pattern inside that is the opposite of the one you would expect, and it is
worth setting out in full:
| Held for | Resale pairs | Sold at a loss |
|---|---|---|
| Under 3 years | 226 | 12.8% |
| 3 to 5 years | 157 | 21.0% |
| 5 to 10 years | 224 | 25.0% |
| Over 10 years | 210 | 6.7% |
Losses peak in the middle. That is not what the older half of this complex
showed, and I would rather flag the disagreement than smooth it over: our
Brickell Place page
reports losses clustering in short holds. Phase II’s record says the five-to-ten-year hold was
the dangerous one.
The mechanism is visible in the dates. A five-to-ten-year hold entered in 1980 or 1981 ends in
1986–91; entered in 2005 or 2006 it ends in 2011–16. Both windows land inside a
crash. A sub-three-year hold, by contrast, often began and ended inside the same rising
stretch. Only holding past ten years was reliably safe — and past ten years the median change
is +85.6%.
The same thing shows up by entry decade. Buyers who came in during the 1980s lost money
on 24.9% of their round trips; the 1990s ran 11.7%, the 2000s 12.6%, the 2010s 7.5%.
Brickell Bay Club measured 26% for its own 1980s buyers. Again, two records
agreeing.
The extremes, both checked against the full sale history of the folio rather than the flagged
row alone:
- Best: $116,000 in March 1989 → $544,000 in March 2022 — unit 510-C,
1,316 square feet, +369.0% over 33.1 years. - Worst: $113,500 in October 1987 → $48,000 in November 1993 — unit
1411-C, the same floorplate, −57.7% in 6.1 years. Bought at the top of the 1980s and sold at
the bottom. - Highest recorded sale: $1,760,000, penthouse D-PH-7, 2,260 square feet, June
2022 — $779 per square foot.
One number I removed, and why. That same penthouse records a sale of $159,794 in
May 2007, three years after selling for $530,000 — a 69.9% fall, which would have been the
worst resale in the building and a far better headline than the one above. The county flags it as a
qualified sale and describes it as one. But the same home sold for $625,000 in 2010 and $1,760,000
in 2022, and $159,794 on a 2,260 square foot penthouse is $71 per square foot in a year this
building traded at $315. It is not an arm’s-length price, whatever the flag says, so it is not
in any figure on this page.
Who this building suits, and who it does not
This suits a buyer who wants size on Brickell Avenue and is prepared to hold.
The median home is 1,567 square feet at around $480 per square foot
— a different product from new construction nearby, which trades far higher per foot on much
smaller floorplates. And it suits someone who wants evidence: forty-six years of it,
1,178 qualified sales, including two full crashes and two full recoveries.
It suits badly anyone who may need to sell inside a decade. The loss table above is the whole
argument: one home in four sold at a loss in the five-to-ten-year band. It also
suits badly a buyer who needs liquidity — one home in 66 changes hands each year
— or one who wants a new building’s finishes. This is a 1980-vintage complex and the page
does not pretend otherwise.
To an owner thinking of selling: your scarcity is real and your urgency should be
low. With five or six qualified sales a year across 395 homes, a buyer who wants this building
specifically has almost nothing to choose from — but very few such buyers appear in any given
month, so pricing to the last comparable and waiting behaves differently here than in a tower that
turns over eighty homes a year. Look at the four-year table before you set a number, and note how
few sales sit behind each row.
Verified 25 August 2026 against the Miami-Dade County Property Appraiser record for
1925 and 1915 Brickell Avenue — both addresses of the BRICKELL PLACE CONDO PHASE II
declaration, all 438 folios retrieved individually and grouped by subdivision. A search on 1925
alone returns 243 folios and a search on 1915 alone returns 198; neither reads as incomplete, which
is why both were pulled. Of the 438, twelve are commercial and one is a reference folio. Of the 417
that pass the residential filter, 22 are excluded here as podium units: they carry common-element
shares roughly sixteen thousand times smaller per square foot than an apartment, they trade at
$28,000 to $100,000, and ten of the twelve county-coded commercial folios carry the same share
signature. That leaves 395 homes, of which twelve are a 313-to-412 square foot “CC”
series that carries a fully proportional ownership share and trades individually; no independent
published unit count exists to confirm what those twelve are, so they are counted and identified
rather than quietly included or dropped. Sale figures are qualified, arm’s-length transactions
only, with bulk and portfolio transfers collapsed to a single transaction; one qualified-flagged
2007 sale is excluded as non-market and the reason is given on the page. 2026 is an incomplete year
and its two sales are not treated as a trend. The county records no bedroom or bathroom count for
415 of the 417 residential folios, so no bedroom mix is published. The common-element shares in this
declaration do not close to 100% and 38 folios carry suspect decimals; that is reported, not
corrected. 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 Place Phase II — Frequently Asked Questions
How many units are in Brickell Place Phase II?
The county records 438 folios in the BRICKELL PLACE CONDO PHASE II declaration across two addresses, 1925 and 1915 Brickell Avenue. Twelve are commercial and one is a reference folio; 417 pass the residential filter. 395 of those are homes — 22 are podium units whose ownership share is around sixteen thousand times smaller per square foot than an apartment’s and which trade at $28,000 to $100,000. ⚠️ A search on 1925 alone returns 243 folios and looks complete.
Is Brickell Place Phase II the same as Brickell Place?
No — they are two separate recorded declarations. Brickell Place is 1901 and 1865 Brickell Avenue, with a price record starting in 1975. Phase II is 1925 and 1915 Brickell Avenue, with a record starting in 1980. They sit in one complex and share its grounds, but the county treats them as different buildings and so do we.
Did Brickell Place Phase II lose value in the 2008 crash?
Yes — median price per square foot fell from $315 in 2006 to $197 in 2011, a 37.5% fall, and did not clearly pass the old peak until 2016. ⭐ But the more useful fact is that the same building fell 36.4% once before, from $131 per square foot in 1981 to $84 in 1986. On this record 2008 was a repeat, not an exception.
How often do people lose money reselling at Brickell Place Phase II?
Of 817 resale pairs, 132 — 16.2% — sold for less than they cost. The median hold was 5.4 years and the median change +28.0%. The risk is very unevenly spread: 25.0% of five-to-ten-year holds lost money against 6.7% of holds beyond ten years.
Why can nobody tell me the bedroom mix for this building?
Because the county does not record one. It holds a bedroom and bathroom count for two of the 417 residential folios and records zero for the other 415, on homes up to 5,430 square feet. Those are empty fields rather than studios. We publish the size mix, which the record does support, and leave the bedroom mix out.
How quickly can I sell at Brickell Place Phase II?
Slowly. Twenty-four qualified sales across the last four years in a building of 395 homes is one home in 66 per year — thinner than the one in 38 recorded at the older half of the complex. Expect little to choose from going in, and few competing listings coming out.
What do homes at Brickell Place Phase II sell for now?
Across the last four years the median has run $620,000 (2023), $530,500 (2024), $700,000 (2025) and $741,000 (2026 to date), in a band of roughly $460 to $510 per square foot. ⚠️ Those rows rest on 11, 6, 5 and 2 sales respectively — enough to show a band, not enough to show a direction.
Sources and further reading
Related coverage
Part of Miami Luxury Condos.