Le Parc at Brickell

What is actually inside the building

The Miami-Dade County Property Appraiser holds 128 folios for Le Parc at Brickell at 1600 SW 1st Avenue, and all 128 are homes. There is no commercial folio and no parking or storage series — the folio count and the home count are the same number, which is rarer than it sounds. The declaration’s common-element shares close at 100.0014%, so this is the whole condominium.

The homes run 488 to 1,728 square feet, with a median of 924. The mix is 61 two-bedrooms and 38 one-bedrooms, with 23 three-bedrooms and six studios the county records at 565 square feet.

Nine of the 128 are townhouses, labelled TH-01 to TH-09 and running 1,263 to 1,728 square feet. They are a distinct product inside the building and they behave differently in the sales record, which is worth knowing before treating any building-wide figure as applying to them.

The floorplate spread is wide for a building this size: the most common plate is 659 square feet with ten homes, and after that nothing repeats more than five times.

The 2026 assessed values run $142,111 to $759,539, with a median of $408,914.

What the 2016 buyers actually got

One hundred and six of the 128 homes recorded their first qualified sale in 2016, with eight more in 2017, at a median of $454,200 and $526 per square foot. Seventy of the 73 completed round trips in this building begin there.

Seventy-three of the 128 homes have resold. Fifty gained and 23 lost, a median of +9.1% over a median holding period of 5.9 years, with a range from −35.9% to +67.1%. Fifty-five homes have never resold and appear in none of that.

The obvious question is whether the losses are a timing artefact, and the answer here is only partly.

Sixty of the 73 sold in 2021 or later — through the strongest stretch Miami has had — and 25.0% of them still went out below what they paid, at a median of +12.6%. So a quarter of the owners who sold into a rising market did not recover their 2016 price. That is the single most useful sentence on this page.

The severe losses are tighter than that, and they share a year. The three worst outcomes on record all sold in 2020:

• A 1,488 square foot townhouse bought for $850,000 in November 2016 sold for $545,000 in April 2020 — down 35.9%.
• A 675 square foot home bought for $379,400 in June 2016 sold for $255,000 in June 2020 — down 32.8%.
• A 1,119 square foot home bought for $560,400 in June 2016 sold for $385,000 in July 2020 — down 31.3%.

And the best of it, on the same 2016 baseline:

• A 1,351 square foot home bought for $607,400 in June 2016 sold for $1,015,000 in November 2023 — up 67.1%.
• A 716 square foot home bought for $316,400 in June 2016 sold for $470,000 in June 2025 — up 48.5%.

The county record shows transactions and not reasons, so it cannot say why the 2020 sellers went when they did. What the record does support is that the outcome here has depended on the exit year and on the individual home, and not on the building — the same 2016 vintage produced both a 67.1% gain and a 35.9% loss. All of these are gross figures, before commissions, closing costs, taxes and assessments.

The price record

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

Twenty-seven qualified sales in four years across 128 homes is about one home in nineteen each year — ordinary turnover, and enough that most floorplates have something recent to compare against.

2024 is two sales and should not be read as a level. The other three years are more solid, and they say something fairly plain: the per-foot median has moved from $658 to $600 across 2023 to 2026, a fall of 8.7%, on 25 sales. My honest reading is that the direction is probably real and the magnitude is uncertain — a 25-sale sample over four years supports “softer”, not “8.7% softer”.

The record sale is $1,015,000, on 17 November 2023, for a 1,351 square foot home — $751 per square foot. Unlike a good many buildings of its era, Le Parc’s highest recorded price is recent rather than historic: it was set seven years after the sell-out, not during it.

Who this building suits

It suits a buyer who wants a small, well-priced home in Brickell and intends to keep it. A median assessed value of $408,914 with a median home of 924 square feet is the plain commercial case, and it does not depend on the sales analysis at all.

It suits a buyer who wants recent evidence. Twenty-seven qualified sales in four years, spread across the floorplates, is a workable comparable set — not deep, but genuinely usable, and that is not true of every building this size.

It suits a buyer expecting a guaranteed gain badly, and the record says so directly. A quarter of the owners who sold into the 2021-and-later market still took less than their 2016 price. Buying new in Brickell has not been a one-way bet, and this building’s own record is the evidence.

It suits a townhouse buyer who does their homework specifically. The nine townhouses hold both the building’s worst outcome and some of its best, so a building-wide figure tells you almost nothing about them. Ask for the record on the townhouses alone.

If you are selling here, the question a prepared buyer will ask is what you paid in 2016, because there is a two-in-three chance that is when you bought. The answer is in the same public record I used. If you are on a plate that has done well, show it; if you are on one of the ones that has not, price against your own line and the recent per-foot band rather than the building headline. Ask me for the per-foot record on your floorplate before you set a number.

Interested in selling in Le Parc at Brickell?

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

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