Key Takeaways
- The price record here runs for fifty-one years — 2,090 qualified sales between 1975 and 2026, in one declaration. The 295 sales of 1976 are the developer’s original closings, so the record starts before anyone had moved in — and it has not stopped since.
- 🔴 Only 9.7% of resales here lost money — and the reason is time, not the building — of 1,533 resale pairs, 149 sold for less than they cost. The median holding period was 7.3 years and the median change +43%. Short holds are where the losses are.
- The extremes are fifty years apart — the best resale ran $128,000 in April 1976 to $2,100,000 in June 2023 — +1,541% over 47 years. The worst ran $145,000 in 1991 to $45,000 in 1995, −69% in four years. Same building.
- One floorplan has traded 529 times — there are 142 identical 1,064 square foot homes here, and the county records 529 sales of them since 1976 — a median $51,291 that year against $545,000 in 2025.
- Almost nobody sells — turnover runs at one home in 38 per year. Sixty sales across the last four years, in a building of 561. Thin turnover shapes everything about buying here — little to choose from going in, few competitors coming out.
- ⚠️ The county record on this building has known errors — eight folios carry impossible common-element shares — one reads 138%, three read 0.001%. The shares close at 99.2605% once those are set aside. We publish that rather than quietly correcting it.
Brickell Place is two addresses under one recorded declaration —
1901 and 1865 Brickell Avenue — and it holds something no newer building in
Miami can offer: a continuous price record running from 1975 to 2026. Two thousand
and ninety qualified sales, fifty-one years, one condominium. That depth lets you answer a question
most Miami buildings cannot: what actually happens to a Brickell condominium over a lifetime of
ownership.
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:
| Year | Qualified sales | Median price | Median $/sq ft |
|---|---|---|---|
| 2023 | 20 | $622,500 | $472 |
| 2024 | 20 | $540,000 | $483 |
| 2025 | 11 | $555,000 | $502 |
| 2026 to date | 9 | $530,000 | $403 |
🔴 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.
Verified 25 August 2026 against the Miami-Dade County Property Appraiser record for
1901 and 1865 Brickell Avenue — both addresses of the BRICKELL PLACE CONDO declaration pulled
separately and merged, 575 unique folios after four duplicate rows were removed, grouped by
subdivision and filtered to residential homes, excluding the commercial unit along with parking,
cabana and storage. Common-element shares sum to 236.7895% as published; the county roll carries
eight decimal errors in this declaration, and once those are set aside the shares close at 99.2605%.
Nothing has been rewritten — the raw figure is stated above. Sale figures are qualified,
arm’s-length transactions only, with bulk and portfolio transfers collapsed to a single
transaction. 2026 is an incomplete year and its nine sales are not treated as a trend. The county
records no bedroom or bathroom count for 248 of the 561 residential folios, so the bedroom mix given
covers only the 313 it does record. 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 — Frequently Asked Questions
How many units are in Brickell Place?
The Miami-Dade County Property Appraiser records 575 folios in the BRICKELL PLACE CONDO declaration — 561 classed residential and one commercial — across two addresses, 1901 and 1865 Brickell Avenue. ⚠️ A search of 1901 alone returns only 302 folios and looks complete, so half the building is easy to miss.
How far back does the price record go at Brickell Place?
To 1975. The county holds 2,090 qualified sales between 1975 and 2026 — fifty-one years in one declaration. The 295 sales in 1976 are the developer’s original closings, at a median $54 per square foot.
Do people lose money buying at Brickell Place?
Rarely, on the long record. Of 1,533 resale pairs, 149 — 9.7% — sold for less than they cost. The median holding period was 7.3 years and the median change +43%. The losses concentrate in short holds; the worst was −69% over four years, from 1991 to 1995.
What do homes at Brickell Place sell for now?
Across the last four years the median has run $622,500 (2023), $540,000 (2024), $555,000 (2025) and $530,000 (2026 to date), at roughly $470 to $500 per square foot. ⚠️ 2026 shows $403 per square foot on just nine sales — too few to call a direction, and the year is incomplete.
Why is the per-square-foot price so much lower than new Brickell towers?
Because you are buying a different product. The median home here is 1,362 square feet, far larger than the floorplates current new construction is built around, and this is a 1970s complex rather than a new building. Larger, older homes trade at a lower price per foot almost everywhere — it is a statement about the product, not about the location.
How often do homes come up for sale at Brickell Place?
Very rarely. Sixty qualified sales across the last four years in a building of 561 homes works out at one home in 38 per year. If you want this building specifically, expect to wait, and expect little choice when something does appear.
Why does the county record show a 138% ownership share on one unit?
It is an error in the county roll, and there are eight of them in this declaration — unit B-2306 reads 138% and three others read 0.001%. Summed as published the shares reach 236.7895%; set the errors aside and they close at 99.2605%, which confirms the record is complete. We report the errors rather than quietly correcting them, because you will hit the same thing if you check.
Sources and further reading
Related coverage
Part of Miami Luxury Condos.