Bristol Tower

What is actually inside the building

The Miami-Dade County Property Appraiser holds 147 folios for Bristol Tower at 2127 Brickell Avenue, of which 146 are homes. The remaining one is an aggregate reference folio for the land.

One thing to know before you search for anything yourself. The county spells this building two ways — 140 folios under Bristol Tower Condo and seven under Bristol Towers Condo. They are one declaration; the shares close at 100.0505% across all 147 folios taken together. If you have run a records search here and come back with 140 homes, the missing seven are under the other spelling.

The homes run 1,210 to 9,080 square feet, with a median of 2,320. The mix is 50 two-bedrooms, 43 three-bedrooms and 41 one-bedrooms, with eleven four-bedrooms and one five-bedroom.

Six floorplates cover 86 of the 146: 2,070 square feet (15 homes), 2,310 (15), 2,600 (14), 2,320 (14), 3,065 (14) and 2,825 (14). For a building of large apartments that is unusually regular, and it makes pricing here more evidence-driven than argument-driven.

The 2026 assessed values run $447,527 to $8,283,240, with a median of $1,364,392.

What happened to the 1993 buyers

One hundred and fifty-two qualified sales were recorded between 1993 and 1995, 110 of them in 1993 alone, at a median of $498,500 and $207 per square foot. Essentially the whole building bought at the same time, and thirty-three years of record follows from it.

One hundred and thirty-three of the 146 homes have since resold. One hundred and twenty-nine gained, two lost and two sold for exactly what they paid. That is a 1.5% loss rate measured first purchase to latest sale, at a median of +165.9% over a median holding period of 24.2 years.

The two losses are both small and both early: the worst is −7.8%, on a 4,435 square foot home bought for $1,220,000 in December 1993 and sold for $1,125,000 in October 2000, and the other is −5.5%, a 2,310 square foot home bought for $550,000 in June 1994 and sold for $520,000 in October 1996. Two more homes sold for exactly what they cost, one in 1995 and one in 1998. Measured this way, nothing in this building’s record resembles a serious loss. Counted resale by resale instead, which also catches the short holds in between, 42 of 414 resales (10.1%) closed below the previous price, and the worst was −65.1%: a 1,210 square foot home bought for $687,000 in January 1998 and sold for $240,000 in September 1998.

Of the 53 owners who held until 2021 or later, not one sold at a loss, and their median outcome is +239.6% over a median holding period of 28.9 years.

At the top end:

• A 5,890 square foot combined residence bought for $780,000 in September 1993 sold for $6,500,000 in March 2024 — up 733.3% over 30.5 years.
• A 1,610 square foot home bought for $282,000 in October 1993 sold for $1,765,000 in July 2024 — up 525.9%.
• A 1,610 square foot home bought for $305,000 in September 1993 sold for $1,700,000 in January 2025 — up 457.4%.

Two things temper that. Thirty-three years is doing a great deal of the work, and a median hold of 24.2 years tells you almost nothing about what five years here does. And these are gross figures — the difference between two recorded prices, before three decades of commissions, taxes, assessments and carrying costs, which over that span are substantial. Thirteen homes have never resold and appear in none of it.

That same 5,890 square foot residence has a more instructive recent history than its headline: $5,100,000 in July 2016, $4,325,000 in September 2023, then $6,500,000 in March 2024. Down 15.2% over seven years, then up 50.3% in six months, on the same apartment. The county record shows transactions and not reasons, so it cannot explain either move. It does list an unqualified certificate of title for the unit, $2,400,100 on 4 May 2023, between those two sales. The whole sequence is a useful corrective to reading a thirty-year gain as a steady one.

The price record

Qualified, arm’s-length sales from the county record, retrieved 23 September 2026.

Twenty-eight qualified sales in four years across 146 homes is about one home in twenty-one each year. That is low turnover for a building this size, and it is the practical constraint here: in a typical year six or seven homes come up across six main floorplates.

The per-foot column steps up sharply from 2023 to 2024 — $744 to $1,078 — and then holds. I would treat the step as real and the 2026 figure as noise: 2026 is two sales, and the 13 sales in 2023 make that year the most solid line in the table. The honest reading is that this building repriced upward somewhere around 2023 to 2024 and has traded near $1,050 per square foot since, on fifteen sales since the start of 2024.

The record sale is $9,250,000, on 17 June 2016, for the 9,080 square foot home — $1,019 per square foot, and still the highest single-home price on the record (a 2007 deed covering more than one parcel shows $12,525,000 and is left out). The highest since is $6,500,000 in March 2024.

Who this building suits

It suits a buyer who wants a large apartment on Brickell Avenue and expects to keep it. The median home is 2,320 square feet, the ownership record runs to more than thirty years, and the two losses in it are small and both came from first purchases in 1993 and 1994.

It suits a buyer who wants comparables. Six floorplates cover 86 homes and the county holds 559 qualified sales across the building’s history — even if the recent slice of it is thin.

It suits a short holder badly, and the record simply cannot advise you either way. A median holding period of 24.2 years means there are almost no short holds here to learn from. What little there is — the 5,890 square foot residence down 15.2% between 2016 and 2023 — suggests a shorter horizon here is a genuine question rather than a settled one.

It suits a buyer looking for a bargain least of all. This is a building whose owners have mostly held for a quarter of a century and are sitting on very large nominal gains, and that tends not to produce motivated sellers.

If you are selling here, you are in an unusually strong position and you should still price carefully. The building repriced around 2024 and the evidence since is fifteen sales (8 in 2024, 5 in 2025, 2 in 2026 to date); a buyer’s agent will reach for whichever of them suits them. Price against your own floorplate — there are probably thirteen others like it — and against the post-2024 per-foot record rather than the four-year average, which is dragged down by 2023. Ask me for the per-foot record on your line before you set a number.

Interested in selling in Bristol Tower?

Learn more about selling your condo in Bristol Tower with Josh Stein.

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