Building facts
- Address
- 88 SW 7th Street
- Neighborhood
- Brickell
- Year built
- 2016
- Floors
- 43
- Residences
- 390
- Status
- Completed
- Developer
- Swire Properties
- Architect
- Arquitectonica
- Pricing
- Starting at $700,000
Key Takeaways
- Price per square foot is down 6.9% across four years — from $821 in 2023 to $764 in 2026 to date, with the low point in 2025 at $728 and a partial recovery since.
- Its sister tower fell two and a half times as far — Reach, in the same complex and measured the same way, is down 17.1% over the same four years. Two towers a few hundred feet apart, with almost identical size profiles, did not do the same thing.
- The 12.2% fall in median sale price overstates it — 2025’s median dropped to $830,000 partly because the median home sold that year was 1,100 square feet, against 1,281 in 2023. The mix moved; the building moved less.
- 91 qualified sales in four years — is one home in seventeen per year — more liquid than its sister tower and towards the active end of everything I measure.
- 239 qualified sales are recorded here in 2016 to 2018 as the developer closed the building — at a median of $905,900, which gives an unusually complete picture of what the first owners paid.
- Of 104 original buyers who have since resold, 73 sold higher and 31 sold lower — median gain 8.9%, best 38.3%, worst −29.0%.
88 SW 7th Street, Miami, Florida 33130 | Neighborhood: Brickell
What the county record shows at 88 SW 7th Street
The Miami-Dade County Property Appraiser carries 389 folios under RISE CONDO, of which 388 are homes. The odd one out is a single folio of 369,267 square feet recorded as UNIT SCU, which the county classifies as residential and which is plainly not a residence. It is excluded from everything below. Its sister tower carries an almost identical folio, and in both cases a naive count of “residential” folios would hand you a home count that is wrong.
The 388 homes are 103 one-bedrooms, 211 two-bedrooms, 59 three-bedrooms, 14 four-bedrooms and a single five-bedroom. Heated area runs from 805 to 4,424 square feet, median 1,264.
One difference from its sister tower is worth knowing before you shop: Rise is the more varied building. Its most common floorplates — 994 and 1,264 square feet — account for only 26 homes each, where Reach puts 106 homes on a single plan. That means more choice here, and slightly harder pricing, because an exact comparable is rarer.
2026 assessed values run from $399,993 to $5,235,588, median $769,343.
Four years of sales, and a 2025 that needs explaining
91 qualified, arm’s-length sales across four years. Portfolio transfers are excluded and identical same-day transactions collapsed to one.
| Year | Qualified sales | Median price | Median $/sq ft |
|---|---|---|---|
| 2023 | 28 | $1,165,000 | $821 |
| 2024 | 27 | $1,045,000 | $810 |
| 2025 | 24 | $830,000 | $728 |
| 2026 to date | 12 | $1,022,500 | $764 |
The middle column looks alarming and then reverses: down 28.8% from 2023 to 2025, then up 23.2% in 2026. Nothing like that happened to anyone’s home. The median home sold was 1,281 square feet in 2023, 1,264 in 2024, 1,100 in 2025, and 1,267 in 2026. In 2025 the smaller homes did the trading, so the median price fell further than the building did — and when the larger homes came back in 2026, the median sprang back with them.
The per-foot column is the honest one, and it is far calmer: $821, $810, $728, $764. That is down 6.9% across four years, with the weakest prints in 2025 and a partial recovery this year. Even that recovery deserves a caveat — 2026 rests on twelve sales in an incomplete year, so I would treat $764 as provisional and the four-year figure as the more reliable of the two.
Turnover is roughly one home in seventeen per year, which is towards the active end of the buildings in my index. The highest qualified sale on record here is $6,400,000, from February 2023, for a 3,606 square foot home — $1,775 per square foot.
Rise or Reach? The record says they are not the same bet
These two towers are usually discussed as one address. They are two separate condominiums in the county record, and I have now measured both by exactly the same method, on the same day, from the same source. The results are not the same.
| Rise | Reach | |
|---|---|---|
| Homes | 388 | 390 |
| Median home size | 1,264 sq ft | 1,265 sq ft |
| $/sq ft, 2026 to date | $764 | $692 |
| Four-year change | −6.9% | −17.1% |
| Annual turnover | 1 in 17 | 1 in 19 |
Two buildings of near-identical scale and size profile, a few hundred feet apart, delivered in the same era by the same developer — and one is down 6.9% per square foot over four years while the other is down 17.1%. I am not going to tell you why, because the county record shows transactions, not reasons, and any explanation I offered you would be a story rather than evidence. What I can tell you is that the difference is real, it is measured identically on both sides, and it is large enough that treating “Brickell City Centre” as a single market would cost you money in either direction.
On the original buyers, the record here is unusually complete. 239 qualified sales are recorded at Rise across 2016 to 2018, as the developer closed the building, at a median of $905,900. Of those first owners, 104 have since resold in a qualified transaction: 73 sold above what they paid and 31 sold below. The median change was +8.9% over roughly eight to nine years, gross of commissions, closing costs, taxes, assessments and carrying costs. The best was +38.3%. The worst was −29.0%.
Who this building suits, and who it does not
It suits a buyer who wants choice. With no single floorplate dominating and homes from 805 to 4,424 square feet, including fourteen four-bedrooms and a five-bedroom, this is the more varied of the two towers.
It suits a buyer who wants to be able to sell. One home in seventeen trades annually, and 91 sales in four years means the market here is genuinely active rather than theoretical.
It suits a buyer who wants a guarantee badly. Nearly a third of the original owners who have resold did so below their purchase price, and the worst of them was down 29.0%. Buying new in a Brickell tower has not been a one-way bet, and this building’s own record proves it.
If you are selling here, price to the per-foot figure and to your own floorplate, and be ready for a buyer who quotes 2025’s $830,000 median at you. That number reflects a year in which smaller homes traded, not a year in which this building lost a fifth of its value — the per-foot series fell 11.3% in 2025 and has since recovered part of it. The variety that makes Rise attractive to buyers also makes your exact comparable rarer, so bring the two or three closest sales by size, not the building’s headline.
Verified 18 August 2026 against the Miami-Dade County Property Appraiser record for 88 SW 7th Street, Miami — all 389 folios under RISE CONDO retrieved individually on 18 August 2026 and filtered to residential homes. One folio of 369,267 square feet, recorded as UNIT SCU and classified residential by the county, is excluded as it is plainly not a residence. Sale figures are qualified, arm’s-length transactions only, with portfolio transfers excluded and identical same-day transactions collapsed to a single sale. 2026 is an incomplete year and rests on twelve sales. Developer-era figures are the county’s recorded 2016 to 2018 sales, gross of commissions, closing costs, taxes, assessments and carrying costs. The comparison with Reach uses the same method, the same source and the same retrieval date for both buildings. Floor level, view and condition are not recorded by the county and are not adjusted for. Building age, storey count and amenity detail are omitted: no primary source has been confirmed for them. Re-check when the next tax roll publishes.
Rise at Brickell City Centre — Frequently Asked Questions
How many homes are in Rise at Brickell City Centre?
388. The county carries 389 folios under RISE CONDO, but one is a single 369,267 square foot unit recorded as UNIT SCU that the roll classifies as residential despite plainly not being a home.
Have prices at Rise gone down?
Per square foot, down 6.9% across four years — $821 in 2023, $810 in 2024, $728 in 2025 and $764 in 2026 to date. The 2025 figure was the low point and part of it has been recovered.
Why did the median sale price fall so much more?
Because the mix moved. The median home sold in 2025 was 1,100 square feet against 1,281 in 2023, so the median price fell 28.8% while the price paid per square foot fell 11.3%. When larger homes returned in 2026 the median sprang back 23.2%. No individual home did any of that.
Is Rise or Reach the better buy?
They are not the same bet. Measured identically on the same day, Rise is down 6.9% per square foot over four years and Reach is down 17.1%, and Rise trades slightly more often — one home in seventeen against one in nineteen. Reach concentrates 106 homes on a single floorplate; Rise is the more varied building. The county record shows the difference but not the reason for it.
Did the original buyers at Rise make money?
Most did. The county records 239 qualified sales here in 2016 to 2018 as the developer closed the building, at a median of $905,900. Of the first owners, 104 have since resold: 73 above what they paid and 31 below, with a median gain of 8.9% and a worst case of −29.0%.
What is the most expensive home ever sold at Rise?
$6,400,000 in February 2023, for a 3,606 square foot home — $1,775 per square foot.
How reliable is this analysis?
It rests on 91 qualified, arm’s-length sales from the Miami-Dade County Property Appraiser record. The four-year per-foot series is solid; the 2026 row rests on twelve sales in an incomplete year and should be treated as provisional. Floor level and condition are not in the record and are not adjusted for.
Sources and further reading
Rise Brickell City Centre is one of two condo towers at the heart of one of Miami’s most exciting new developments, Brickell City Centre. At a cost of $1 billion for the entire project, Brickell City Centre has transformed the face of Brickell, creating an even greater neighborhood feel within Miami’s banking and commerce center.
With more than half-a-million square feet of retail space, a 130,000 square foot wellness center and more, Brickell City Centre offers an incredible variety of things to do on the grounds alone. It is also steps from Mary Brickell Village and the Biscayne Bay waterfront.
Rise itself is a 43-story skyscraper with 390 units, ranging from one bedroom to four bedrooms. There are also 10 Tower Suites, which are corner units with three bedrooms and four bathrooms. Seven lxury penthouses have higher ceilings — more than 12 feet — plus upgraded appliance packages. The amenity deck is one of the greatest features: Sprawling across more than half an acre, it includes tropical gardens, barbecue grills, an outdoor fitness area, a poolside café and more.
Interested in selling in Rise at Brickell City Centre?
Learn more about selling your condo in Rise at Brickell City Centre with Josh Stein.
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