Reach Brickell City Centre

What the county record shows at 68 SE 6th Street

The Miami-Dade County Property Appraiser carries 391 folios under REACH CONDO. 390 of them are homes. The last one is worth a sentence: it is a single folio of 351,373 square feet, recorded as UNIT SCU, and the county classifies it as residential along with everything else. It is obviously not a residence. It is excluded from every figure on this page, and it is a good illustration of why a raw folio count — or a raw “residential” count — cannot be trusted as a home count in any Miami tower.

The 390 homes are 100 one-bedrooms, 207 two-bedrooms, 78 three-bedrooms and five four-bedrooms. Heated area runs from 810 to 4,105 square feet, median 1,265. That median is not a coincidence: 106 of the 390 homes are exactly 1,265 square feet, more than a quarter of the building on a single plan. The next most common plans are 976 and 1,244 square feet with 33 homes each, and 810 square feet with 32.

2026 assessed values run from $402,843 to $5,129,460, median $754,927.

Four years of sales, with nowhere to hide

83 qualified, arm’s-length sales across four years, from the county record as retrieved 23 September 2026. Portfolio transfers are excluded and identical same-day transactions collapsed to one.

Most of this site is devoted to explaining that median sale price and median price per square foot usually tell different stories, and that when they do, the per-foot figure is the one describing the building. Reach is the exception that makes the point from the other direction. Per square foot the building is down 14.4%. By median sale price it is down 14.9%. The two columns agree to within half a percentage point.

They agree because the mix never moved. The median home sold was 1,265 square feet in 2023, in 2024, in 2025 and in 2026 — the same plan, four years running, which is what happens when one floorplate is a quarter of the building. So the usual defence is unavailable here. Nobody can tell you this building only looks weaker because smaller homes happened to sell. The same home, in effect, sold each year, and it sold for less.

I would still separate direction from magnitude. The direction is supported across four years and 83 sales, and the fall is concentrated in 2025 and 2026 after a flat-to-firmer 2024. The exact 2026 figure rests on eight sales in an incomplete year, so treat $715 as provisional rather than settled.

Turnover is roughly one home in nineteen per year. The building’s highest qualified sale on record is $5,998,000, from January 2020, for a 4,105 square foot home — $1,461 per square foot.

Did the first buyers at Reach make money?

Because 106 homes share one plan and the developer sold them all in a narrow window, this building answers a question most cannot. The county records 107 qualified sales of the 1,265 square foot plan in 2016 and 2017, at a median of $870,300. Resales of that same plan in 2024 to 2026 carry a median of $1,000,000.

That is up 14.9% over roughly nine years, gross — before commissions, closing costs, taxes, assessments and carrying costs, none of which are in the county record and none of which I am estimating for you. It is a real gain, and it is a modest one for nine years.

The distribution matters more than the median. Fifty-eight of those original buyers have since resold in a qualified transaction. Forty-seven sold above what they paid and eleven sold below. The median change was +14.5%. The best was +36.0%. The worst was −24.1%.

Put the two halves of this page together and you get the honest position. The building has repriced downwards over the last two years, on evidence that has no mix explanation. The people who bought new are, in the main, still ahead — because they bought in 2016 and 2017, not because the last four years were kind. Those two facts are both true, and a page that gave you only one of them would be selling you something.

Who this building suits, and who it does not

It suits a buyer who wants to price precisely. With 106 identical homes on one plan and 83 sales in four years, the comparable you need almost certainly exists, and you can check it yourself in the same public record I used.

It suits a buyer who wants recent comparables. One home in nineteen trades annually, and 14 sales were recorded in the 12 months to 23 September 2026.

It suits a buyer expecting the last decade to repeat badly. A 14% per-foot decline over four years, with the median agreeing, is not a soft patch that a mix argument can explain away.

If you are selling here, do not price from 2023 or 2024, and be careful with the 1,265 plan in particular: it is the most traded home in the building, so buyers can see exactly what the last several sold for. If you bought from the developer, the record says you are most likely still ahead — forty-seven of fifty-eight were — but the last two years have taken back part of that, and holding out for a 2024 price is the most common way to sit unsold in a building where a comparable prints every few weeks.

Interested in selling in Reach at Brickell City Centre?

Learn more about selling your condo in Reach at Brickell City Centre with Josh Stein.

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