Cassa Brickell

What is actually inside the building

The Miami-Dade County Property Appraiser holds 81 folios for Cassa Brickell at 201 SW 17th Road, of which 80 are homes. The remaining one is an aggregate reference folio for the land. The declaration’s common-element shares close at 100.0041%, with one folio carrying no recorded share, so this is the whole condominium.

The homes run 682 to 2,237 square feet, with a median of 938. The mix is 36 two-bedrooms and 34 one-bedrooms, with six three-bedrooms and four the county records with no bedroom count at all — including the 2,237 square foot ground-floor unit, which is the largest home in the building.

Six floorplates cover more than half of it: 714 square feet (12 homes), 1,077 (12), 1,038 (6), 980 (6), 735 (6) and 682 (6). That repetition is what makes the next section possible: when the same plate trades several times you can compare like with like instead of arguing about it.

The 2026 assessed values run $221,855 to $751,806, with a median of $361,323. By the standards of the buildings around it, this is an inexpensive place to own a home in Brickell, and that is worth stating before anything else on this page is read.

Why most owners here have lost money

This is not a comfortable section to write and it is the reason the page exists.

Fifty-one of the 80 homes recorded their first qualified sale in November 2016, with another twelve following through early 2017 — 63 in all, at a median of $467,900 and $532 per square foot. Every completed round trip in this building begins there.

Twenty-six of those buyers have since sold. Eight gained and eighteen lost. The median outcome is −9.1%, over a median holding period of 5.4 years, with a range from −24.7% to +27.1%. Those figures are before commissions, closing costs, taxes and assessments, all of which make the real outcome worse.

The first thing to rule out is timing. It would be easy to assume these owners were caught by a downturn. They were not: 23 of the 26 sold in 2021 or later — through the strongest years Miami has had — and their median outcome is still −9.7%. Whatever happened here, it did not happen to the market.

The second thing is size, and here the record is unusually clean:

• All five of the 1,380 square foot homes that have resold lost money — down 24.7%, 22.7%, 19.5%, 13.3% and 0.9%.
• Adding the 1,259 and 1,077 square foot homes that resold makes it seven out of seven. Every home of 1,077 square feet or more with a completed round trip on record sold below what its owner paid.
• The gains are all at the small end: +27.1% on a 1,038 square foot home, +21.8% on a 746, +20.9% on a 714, +19.9% on a 980.

Two examples make the shape of it plain. A 1,380 square foot home bought for $810,000 in November 2016 sold for $610,000 in December 2021 — down 24.7% over five years. In the same building over almost the same period, a 1,038 square foot home bought for $499,600 sold for $635,000 — up 27.1%.

The county record shows transactions and not reasons, so it cannot tell you why the larger homes fared worse, or what condition any of them was in. What it does establish is the pattern, and the pattern is consistent enough that a buyer looking at a larger home here should ask what the seller paid in 2016 before agreeing anything. Forty-four of the 80 homes have never resold at all, so the evidence covers about a third of the building.

The price record

Qualified, arm’s-length sales from the county record, retrieved 21 August 2026.

Seven qualified sales across four years, in a building of 80 homes. That is about one home in forty-six each year — the thinnest four-year record I have measured for any Brickell building on this site.

Three of those four years rest on a single transaction each, so there is no median in them at all, and I would not draw any conclusion from the movement between them. The apparent 26.7% fall in dollars per square foot from 2023 to 2026 is the difference between four sales and one. What the table honestly supports is a band: somewhere between roughly $420 and $620 per square foot since 2023, with the position inside that band determined by which apartment sold.

The building’s highest recorded price is $1,250,000, in October 2016, for a 1,259 square foot home — a sell-out purchase. That same home resold in March 2022 for $955,000. The building has not made a higher price since it was new, which is the four-year table and the round-trip record saying the same thing in two different ways.

Who this building suits

It suits a buyer who wants an inexpensive way into Brickell and is clear-eyed about what they are buying. A median home assessed at $361,323 in this location is genuinely unusual, and for someone who intends to live in it rather than trade it, that matters more than any figure above.

It suits a buyer of a smaller apartment far better than a buyer of a larger one. That is the most actionable thing in the county record here: the gains are concentrated below about 1,000 square feet and every larger resale on record is a loss. If you are looking at one of the bigger plates, the 2016 price is the number to establish first.

It suits an investor looking for liquidity badly. One home in forty-six trades each year. If you need to exit inside a defined window, this building does not have the depth to promise that at any particular price, and the record shows several owners taking a substantial discount to get out.

It suits anyone who wants to buy on evidence rather than on a story. Very few buildings have a record this unambiguous in either direction — and an unambiguous record is worth having even when it is unflattering.

If you are selling here, price against your own floorplate and be honest with yourself about the 2016 number. Eighteen of the twenty-six owners who have sold took less than they paid, and a prepared buyer’s agent can see exactly what you paid and when, because I used the same public record to write this. If you are on a smaller plate, the evidence is genuinely better than the building’s headline suggests and you should make sure it is presented. Ask me for the per-foot record on your line before you set a number.

Interested in selling in Cassa Brickell?

Learn more about selling your condo in Cassa at Brickell with Josh Stein.

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