Key Takeaways
- The riskiest thing you can do here is sell after seven years — of 1,054 resale pairs, those held 5 to 10 years lost money 34.3% of the time — against 13.5% under three years and 9.7% beyond ten. The danger sits in the middle of the curve.
- A second building on this avenue says the same thing — Brickell Place Phase II, a separate 1980-vintage declaration, measures 12.8% / 21.0% / 25.0% / 6.7% across the same four holding bands. Two independent records, the same shape.
- Forty-seven years of prices, and two falls in them — 1,407 qualified sales from 1979 to 2026. Median price per square foot fell 21.1% between 1981 and 1986, then 28.6% between 2006 and 2011. The 1980s fall is missing from most Miami price talk because most buildings are too young to record it.
- Overall, one resale in five lost money — 221 of 1,054 pairs — 21.0%. Median holding period 6.1 years, median change +23.5%.
- ⚠️ We removed a 2026 sale that the county calls qualified — unit 12C is recorded sold for $44,000 on 8 May 2026 — $50 per square foot on a home assessed at $367,373 that last sold for $275,000. It is not a market price, so it is in none of our figures. Leaving it in would have shown 2026 at $577,500 instead of $700,000.
- ⚠️ And one unit breaks both ends of the county roll — unit C2 records 5,370 square feet — nearly double the next largest — and an assessed value of $1,210, unchanged for three years, with no sale ever recorded. Our ranges exclude it and say so.
2451 Brickell Avenue, Miami, Florida 33129 | Neighborhood: Brickell
Brickell Townhouse is a single declaration at 2451 Brickell
Avenue, selling since 1979. Its record is long enough to contain two
separate market falls, and deep enough to answer a question most buildings cannot:
which owners actually lost money, and what did they have in common? The answer
here is not the one people expect.
What the county records at Brickell Townhouse
The Miami-Dade County Property Appraiser records 357 folios in the
BRICKELL TOWNHOUSE CONDO declaration. 354 are classed residential,
two are stores and one is a reference folio for the underlying tract.
Unusually for a building of this age, the county holds a bedroom count for almost all
of them — 350 of the 354. That is worth saying because it is not normal: at
Brickell Place
Phase II, a mile up the same avenue and the same vintage, the roll records a bedroom count for
two homes out of 417. Here the mix is real and checkable:
- 154 one-bedroom homes
- 153 two-bedroom
- 41 three-bedroom
- 2 four-bedroom
- 4 with nothing recorded
The homes run 800 to 2,891 square feet, median 1,188, and six floorplates
carry most of the building: 91 homes at 1,188 square feet, 60 at 886, 37 each at
1,703 and 832, 20 at 1,305 and 19 at 1,357. Assessed values for 2026 run $87,591 to
$1,062,762, median $364,349.
Those two ranges exclude one folio, and you should know which. Unit C2 is
recorded at 5,370 square feet — nearly twice the next largest home in the
building — and assessed at $1,210, the identical figure in 2024, 2025 and
2026, with no sale of any kind ever recorded against it. A 5,370 square foot
Brickell apartment is not worth $1,210. Rather than quietly average it in or quietly drop it, we
have taken it out of the ranges and told you it exists.
Seven folios here are two apartments combined into one home — 5E and 5F,
12E and 12F, 19E and F, 19G and 19H, PH-J and PH-H, 21S and 21T, PHT and PHU. Each carries two
undivided ownership shares on a single folio. It matters more than it sounds, because the
building’s largest sale is one of them.
Forty-seven years of prices
The recent record first, on the same basis as every building page on this site:
| Year | Qualified sales | Median price | Median $/sq ft |
|---|---|---|---|
| 2023 | 5 | $443,000 | $474 |
| 2024 | 9 | $520,000 | $564 |
| 2025 | 13 | $516,000 | $518 |
| 2026 to date | 5 | $700,000 | $536 |
🔴 Thirty-two sales across four years in a building of 354 homes will not support a
trend, and I am not going to draw one. The band is roughly $470 to $565 per square
foot and 2026 is incomplete.
One sale is missing from that table on purpose. The county records unit 12C
sold on 8 May 2026 for $44,000, and flags it as a qualified, arm’s-length
transaction. It is not one. That home is assessed at $367,373, it last sold for
$275,000 in 2015, and $44,000 across 886 square feet is $50 per square
foot in a building trading around $536. Included, it would have shown 2026 at a median of
$577,500 rather than $700,000, and it would have appeared on this page as the worst resale in the
building’s history. The county’s flag is evidence, not a verdict.
The long record is the reason this building deserves a page. Median price per
square foot:
- 1979 — $83, on 60 sales, and 1980 — $92 on 159:
the developer’s original closings - 1981 — $104
- 1986 — $82 — a 21.1% fall from 1981
- 1990 — $100 · 1996 — $101 ·
2000 — $131 - 2006 — $295, the pre-crash peak
- 2011 — $210 — a 28.6% fall from 2006
- 2016 — $310 · 2020 — $306 ·
2024 — $564
Two falls, not one. Miami’s price conversation almost always starts in 2008,
because that is where most buildings’ records start. This one starts in 1979 and shows a real
decline from 1981 to 1986 as well. The two are not the same size — 21.1% then, 28.6%
later — and I would rather give you both numbers than round them into a tidy claim.
Note also the fifteen years from 1986 to 2000: $82 to $131 per square foot.
Whatever else this building has done, it has spent long stretches going nowhere.
The largest sale on record is $1,400,000 on 3 October 2025, at $640 per square
foot — but it is units 5E and 5F combined, 2,189 square feet, not a standard
floorplate, so it is not a comparable for anything else in the building.
Why did five-to-ten-year owners do worst?
The county record holds 1,054 resale pairs across 307 of the homes.
221 of them — 21.0% — sold for less than they cost. Median holding
period 6.1 years; median change +23.5%.
The distribution is where the useful information is, and it is not shaped the way people
assume:
| Held for | Resale pairs | Sold at a loss |
|---|---|---|
| Under 3 years | 259 | 13.5% |
| 3 to 5 years | 188 | 27.1% |
| 5 to 10 years | 309 | 34.3% |
| Over 10 years | 298 | 9.7% |
One owner in three lost money selling between five and ten years in. Quick
sales did better. The mechanism is arithmetic rather than mystery: a five-to-ten-year hold begun in
1980–81 ends in 1986–91, and one begun in 2005–06 ends in 2011–16. Both
windows finish inside a fall. A two-year hold, more often than not, began and ended inside the same
rising stretch.
And this is the second building on this avenue to show it.
Brickell Place
Phase II — a different declaration, pulled separately — records
12.8%, 21.0%, 25.0% and 6.7% across the same four bands. Different levels, same
shape. I will not extend that to every Brickell tower on two buildings, but two independent records
agreeing is worth more than one.
The extremes, each checked against the folio’s whole sale history rather than the flagged row
alone, and with the seven combined-unit folios set aside because they are not like-for-like:
- Best: $70,000 in November 1989 → $480,000 in May 2024 — unit 17R,
886 square feet, +585.7% over 34.5 years. - Worst: $107,000 in February 1980 → $40,000 in March 1988 — unit 10H,
1,188 square feet, −62.6% over 8.1 years. Bought at the top of the 1980s, sold at the bottom. - And the modern equivalent: $385,000 in October 2005 → $150,000 in June 2012
— unit 18F, −61.0% over 6.7 years.
Those last two are worth sitting with. Two owners, twenty-five years apart, in the same
building, both down about 60% — and both had held for six to eight years.
Who this building suits, and who it does not
This suits a buyer who wants a genuine one- or two-bedroom on Brickell Avenue
at a per-foot price well under new construction, and who intends to stay. The median home is
1,188 square feet, the bedroom mix is evenly split between one- and two-bedroom
homes, and owners past ten years lost money less than one time in ten.
It suits badly anyone whose horizon is five to ten years. That is the plain reading of the table
above and it is the single most useful thing this building’s record can tell you. It also suits
badly a buyer who needs liquidity: one home in 44 changes hands each year.
To an owner thinking of selling: check how long you have held before you check
the comparables. If you are past ten years the record is strongly on your side; if you are at seven,
it is not, and the last four years’ figures rest on just thirty-two sales — five of them in
2023 — so a single unusual trade moves the apparent market a long way. The table above shows
what that looks like: one $44,000 recording, which we excluded, would have moved this year’s median
by more than $120,000.
Verified 25 August 2026 against the Miami-Dade County Property Appraiser record
for 2451 Brickell Avenue — all 357 folios of the BRICKELL TOWNHOUSE CONDO declaration
retrieved individually, grouped by subdivision and filtered to residential homes, excluding two
commercial store folios and one reference folio along with parking, cabana and storage. The
declaration’s undivided shares over-close, which means the roll carries decimal errors but the pull
cannot be short. Sale figures are qualified, arm’s-length transactions only, with bulk and
portfolio transfers collapsed to a single transaction. One county-qualified sale — unit 12C,
$44,000 on 8 May 2026 — is excluded as non-market and the reason is given on the page. Unit C2
(5,370 sq ft, assessed $1,210, no recorded sale) is excluded from the size and assessed ranges and
is described rather than dropped. Seven folios each hold two combined apartments and are excluded
from the resale extremes because they are not like-for-like; the record sale is one of them and is
labelled as such. 2026 is an incomplete year and its five sales are not treated as a trend. 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 Townhouse — Frequently Asked Questions
How many units are in Brickell Townhouse?
The Miami-Dade County Property Appraiser records 357 folios at 2451 Brickell Avenue: 354 residential homes, two stores and one reference folio. Seven of the 354 are two apartments combined into a single home.
What is the bedroom mix at Brickell Townhouse?
154 one-bedroom, 153 two-bedroom, 41 three-bedroom and 2 four-bedroom, with four homes recording nothing. ⭐ That the county records a mix at all is notable for a building of this age — at nearby Brickell Place Phase II it records one for two homes out of 417.
Do people lose money at Brickell Townhouse?
One in five do. Of 1,054 resale pairs, 221 — 21.0% — sold for less than they cost. ⭐ But it depends almost entirely on how long they held: 34.3% of five-to-ten-year holds lost money against 9.7% of holds beyond ten years.
What is the worst loss recorded in the building?
Unit 10H: $107,000 in February 1980 to $40,000 in March 1988, −62.6%. The modern equivalent is unit 18F, $385,000 in 2005 to $150,000 in 2012, −61.0%. Both owners had held for six to eight years.
Why is a $44,000 sale in 2026 missing from your figures?
Because it is not a market price. Unit 12C is recorded sold for $44,000 on 8 May 2026 and flagged qualified by the county, but the home is assessed at $367,373, last sold for $275,000 in 2015, and $44,000 over 886 square feet is $50 per square foot where the building trades near $536. Including it would have put 2026’s median at $577,500 instead of $700,000.
Why does one unit show 5,370 square feet and a $1,210 value?
That is unit C2, and it is an error in the county roll rather than a real home of that description. It records the same $1,210 assessed value for 2024, 2025 and 2026 and no sale of any kind, ever. Our size and assessed ranges exclude it; we report it because you will hit the same figure if you check.
How often do homes come up for sale at Brickell Townhouse?
Rarely. Thirty-two qualified sales across the last four years in a building of 354 homes is one home in 44 per year. Expect limited choice going in, and few competing listings when you sell.
Sources and further reading
Related coverage
Part of Miami Luxury Condos.