Carbonell Brickell Key

Prices have risen in every year of the record

Qualified, arm’s-length sales from the Miami-Dade County Property Appraiser record, retrieved 21 August 2026.

$766, $854, $873, $926 per square foot — up in every single year, 20.9% in total. One more 2026 sale was recorded after that pull, on 21 July at $776 per square foot; with it 2026 shows 8 sales at a median $887 per square foot, up 15.8% since 2023 and still up in every year. It is in the 12-month line at the top of the page.

What makes this one unusually trustworthy is the volume behind it. Fifty-six qualified sales across four years, about one home in twenty each year. A home sold together with its parking space counts once.

The median price column is the usual trap and it is worth pointing at. It falls from $1,587,500 to $1,285,000 while the per-foot figure rises, because the median home that sold went from 1,864 square feet in 2023 to 1,505 in 2024 and 1,532 in 2025. Smaller homes came to market; prices did not fall.

What is actually inside the building

The county holds 333 folios at 901 Brickell Key Boulevard, and only 284 of them are homes. The other 49 are separately deeded parking or storage folios — not commercial units, and not apartments either.

That matters more than it sounds. A raw folio count for this building overstates the number of residences by roughly 17%, and any per-unit figure derived from 333 rather than 284 is wrong. Every number on this page uses the 284.

It also means the county records ordinary sales here as spanning two folios — a home together with its parking space. Those are real single-home sales and they are counted; genuine bulk transfers are not.

The homes run 666 to 4,605 square feet, with a median of 1,558. The mix is 128 two-bedrooms, 68 three-bedrooms, 65 one-bedrooms, 21 four-bedrooms and 2 studios. Four floorplates carry much of the building: 1,784 square feet (35 homes), 2,591 (34), 1,505 (33) and 1,944 (33).

The 2026 assessed values run $193,273 to $2,556,316, with a median of $968,394.

The gain is not shared evenly

The building-wide 20.9% is real, but if you are buying one specific home it is close to useless. Here is the same record by floorplate.

The 2,860 square foot plate is up 36.3% since 2023. The 1,076 square foot plate is up 5.3%. In between, the 2,591 plate is up 20.5% and the 1,784 plate up 22.6% — and the 1,784 has now been flat for two years at around $970.

So the honest reading is this: the larger homes at Carbonell have re-rated substantially since 2023, and the smallest have barely moved. Each of those rows rests on eight to ten sales spread across the four years, which is enough to take seriously rather than a single transaction telling a story.

The 1,076 square foot row deserves its own sentence, because it is the clearest thing in the table. $618, $599, $595, $651 — drifting down from 2023 to 2025 before a recovery in 2026 on one sale. If you own a small home here, the building’s headline number is not describing your asset.

The record sale is $3,340,000, on 2 June 2025, for a 2,860 square foot residence — $1,168 per square foot. Three of the four highest sales ever recorded here are that same floorplate, which is a fair indication of where the demand sits.

Who this building suits

It suits a buyer who wants a larger home on Brickell Key and wants to be able to price it properly. With 284 residences, 56 recent sales and four floorplates carrying more than a third of the building, this is one of the few addresses in the area where genuine like-for-like comparables exist — and the larger plates have a four-year record of gaining ground.

It suits a buyer of the smallest homes less well, and the record says so plainly. The 1,076 square foot plate has gone essentially nowhere in four years while the building around it rose 20.9%. That is not an argument against buying one; it is an argument against paying the building’s headline number for one.

For an investor, the record is deep enough to price against. One home in twenty trades each year and the per-foot figure has risen in every year of the record, which is what the sales show, not a prediction.

Check what you are actually buying in the folio record. Forty-nine of the 333 folios are deeded parking or storage, so confirm whether a parking space is included in the sale and whether it is a separate folio — it changes the deed, the taxes and the resale.

If you are selling here, the record shows a rising trend, but price against your own floorplate. A 2,860 square foot home and a 1,076 square foot home have moved 36.3% and 5.3% respectively over the same four years, and a prepared buyer will arrive with the same county record I have used. Ask me for the comparables on your line before you set a number.

Interested in selling at Carbonell on Brickell Key?

Learn more about selling your condo at Carbonell on Brickell Key with Josh Stein.

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