Brickell Place

What the county records at Brickell Place

The Miami-Dade County Property Appraiser records 575 folios in the declaration BRICKELL PLACE CONDO, of which 561 are classed residential and one is commercial. The homes run 334 to 3,842 square feet, median 1,362 — large by the standards of current Brickell new construction, which is built around much smaller floorplates.

Four floorplates carry most of the building: 142 homes at 1,064 square feet, 74 at 1,362, 73 at 868 and 69 at 1,661.

Assessed values for 2026 run $58,499 to $1,649,175, median $371,930.

A note on the bedroom counts, because we are not going to publish a number we do not have. The county records a bedroom count for only 313 of the 561 homes: 136 one-bedrooms, 132 two-bedrooms, 43 three-bedrooms and 2 four-bedrooms. For the other 248 it records nothing at all — no bedrooms and no bathrooms, on homes ranging up to 2,133 square feet. Those are gaps in the roll, not studios. Anyone quoting you a bedroom breakdown for the whole building has filled those 248 in from somewhere other than the record.

And the roll has outright errors here. Eight folios carry common-element shares that cannot be right: unit B-2306 records 138%, and units B-109, B-147 and A-103 record 0.001%. Summed raw, the declaration’s shares come to 236.7895%. Set the errors aside and they close at 99.2605%, which is the confirmation that the pull is the whole building. We are reporting the errors rather than silently using the corrected figure, because if you check this yourself you will hit the same thing.

Fifty-one years of prices

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

🔴 Do not read the 2026 figure as a fall. Nine sales cannot establish a direction in a building of 561 homes, and 2026 is an incomplete year. The honest statement is that the last four years sit in a band around $470 to $500 per square foot, and that 2026 has not yet produced enough evidence to say whether that has changed.

The long arc is where this building earns its page. Median price per square foot, by decade:

• 1976 — $54, on 295 sales, the developer’s original closings
• 1986 — $74
• 1996 — $114
• 2006 — $291, the pre-crash peak
• 2011 — $183, the trough — 37% below 2006
• 2016 — $326, back above the old peak
• 2024 — $483

Two things worth taking from that. The 2006 peak took roughly a decade to recover — the 2016 reading is the first clearly above it. And the recovery did not stall there: the per-foot median has risen by about half again since 2016.

The single-floorplate view is cleaner still, because it removes size from the comparison entirely. The 1,064 square foot plan exists 142 times over and has sold 529 times since 1976 — a median of $51,291 in 1976, $111,000 in 1996, $306,500 in 2006, $305,000 in 2016 and $545,000 in 2025. Note 2006 and 2016: on this plan, a decade passed with no gain at all.

Who lost money here, and when?

The county record holds 1,533 resale pairs in this building — the same home bought and later sold. That is six times the resale evidence available at Madison Downtown, and it supports a comparison worth making.

Here, 149 of 1,533 resales lost money — 9.7%. At Madison Downtown the figure is 37%. The difference is not that one building is better than the other. It is that Madison Downtown was sold off as condominiums in 2006, at the peak, so its record is dominated by people who bought at the worst possible moment. Brickell Place has been trading continuously since 1975, so its record contains every entry point there has been.

The distribution is the useful part:

• Median holding period: 7.3 years. Median change: +43%.
• Best: $128,000 in April 1976 → $2,100,000 in June 2023 — +1,541% over 47.2 years, an original buyer selling after a lifetime.
• Worst: $145,000 in October 1991 → $45,000 in November 1995 — −69% in 4.1 years.

The losses cluster in short holds. That is the whole lesson of a fifty-one-year record, and it is not available from a building that has only existed for two: in this building, time in ownership has mattered more than entry price. I would not extend that claim to every Brickell tower — but here it is measurable, and it is measured above.

Almost nobody sells. Sixty qualified sales across the last four years works out at one home in 38 per year. Low turnover cuts both ways: there is very little inventory to choose from, and when you come to sell you will not be competing with many neighbours.

Who this building suits, and who it does not

This suits a buyer who wants space on Brickell Avenue at a per-foot price well under the new towers — a median home here is 1,362 square feet at around $480 per square foot, where nearby new construction trades far higher per foot on much smaller homes. It also suits anyone who wants evidence rather than projection: there is more of it here than anywhere else on this site.

It suits badly a buyer who needs to be able to sell quickly. One home in 38 changes hands in a year, and thin markets are slow in both directions. It also suits badly anyone expecting a new building’s finishes or amenity programme — this is a 1970s complex, and the page does not pretend otherwise.

To an owner thinking of selling: your position is unusually strong on scarcity and unusually weak on urgency. With nine to twenty sales a year across 561 homes, a buyer looking specifically for this building has very little choice — but the flow of such buyers is small, so pricing to the last comparable and waiting is a different proposition here than in a tower selling eighty homes a year. Look at the four-year table above before you set a number.