SLS Brickell

What the county record shows at 1300 South Miami Avenue

The Miami-Dade County Property Appraiser returns 460 folios at this address. 454 of them make up 1300 S MIAMI AVENUE CONDO, and 453 of those are homes; the remaining one is a land parcel with no building area. The other six folios are not part of the condominium at all. They sit under the older City of Miami South plat, and they are worth knowing about: one is the hotel itself, recorded as a single 353,788 square foot folio, one is a park, recreation and roadway parcel, and four are stores.

That separation matters if you are buying here. The hotel operation is a distinct property in the county’s eyes, not a share of what you own. Everything I measure below is the 453 residential homes only.

The bed mix is 157 one-bedrooms, 228 two-bedrooms, 59 three-bedrooms and nine four-bedrooms. Heated area runs from 570 to 2,268 square feet, median 961. The floorplate repetition here is the most regular I have come across: six plans with exactly 38 homes each — 1,281, 1,279, 1,154, 1,088, 880 and 699 square feet. That is 228 homes, half the building, in six identical stacks.

2026 assessed values run from $132,201 to $3,438,621, median $569,036.

Four years of sales, and a decline that never paused

112 qualified, arm’s-length sales across four years to 23 September 2026. Portfolio transfers are excluded and identical same-day transactions collapsed to one. This is a tied fourth deepest four-year record of any building I have measured, and it means the figures below are not hostage to one odd transaction.

Read the right-hand column downwards. $817, $806, $790, $759 — down in every single year, 7.1% in total. I want to be precise about why that is unusual. Most buildings I measure move erratically, because a handful of sales in any one year can push a median around. This one declines in an orderly line across 112 transactions. The direction here is not an artefact. It is the clearest sustained per-foot decline in the index, and it is happening in one of the most actively traded buildings in Brickell.

Now look at the middle column, which does the opposite between 2023 and 2025: median price rises from $685,000 to $790,000, a gain of 15.3%, while the per-foot figure falls. The explanation is in the size of the home that sold — median 868 square feet in 2023, 961 in 2024, 1,088 in 2025. Buyers moved up the size range while paying less per foot for it. Nobody’s home appreciated 15.3%.

Turnover is roughly one home in sixteen per year, the joint quickest of any building in the index with 300 or more homes. If you need to be able to sell, this building can be sold. What the record says is that you may not like the price.

What happened to the people who bought from the developer?

This building offers something rare: a clean cohort. Thirty-eight homes share the 1,279 square foot plan, and the county records the original developer sales of all thirty-eight in 2016 and 2017, at a median of $835,900. Twenty-two of those homes have since sold again in qualified transactions. So we can ask a question most towers cannot answer — what did the first buyers actually get?

The resales of that plan in 2024 to 2026 carry a median of $900,000. Against the original median that is up 7.7% over roughly nine years, gross — before commissions, closing costs, taxes, assessments or the cost of carrying the home, none of which appear in the county record and none of which I am estimating for you.

The distribution is the more useful part. Of the twenty-two owners who resold, thirteen sold above what they paid and nine sold below. The median change was +4.4%. The best was +30.0%. The worst was −18.8%. Unit 2901 bought at $865,900 in 2016 and resold at $670,000 in 2021, then traded again at $875,000 in 2025. Unit 4301 paid $878,900 in 2017 and sold at $750,000 in 2021. Unit 3901 paid $901,900 in 2017 and sold at $850,000 in 2025 — eight years, and out at a loss.

The same pattern runs through the top of the building, at a much larger scale. UPH2, a 2,195 square foot three-bedroom, is the building’s record sale — and it has now traded three times. The developer sold it for $3,035,900 in June 2017. It resold for $5,850,000 in November 2023, a gain of 92.7% and $2,665 per square foot. In March 2026 it sold again for $4,300,000 — $1,959 per square foot, down 26.5% in twenty-seven months, though still 41.6% above what the first owner paid.

One home does not make a market, and the condition and finish of UPH2 at each sale are not in the record. But it is the same home each time, the size never changed, and the direction agrees with what all 112 sales say.

Who this building suits, and who it does not

It suits a buyer who wants evidence. With six identical 38-home stacks, 112 sales in four years and a full set of original developer prices on record, you can price a home here more precisely than almost anywhere in Brickell. Ask for the last three sales in your own stack, not a building average.

It suits a buyer who wants liquidity. One home in sixteen trades annually. There is nearly always a current comparable, and nearly always a buyer.

It does not suit a buyer expecting quick appreciation. Four consecutive years of per-foot decline, nine of twenty-two original owners exiting below their purchase price, and a record sale that has already resold 26.5% lower. None of that says the building is bad. It says the entry price is the thing that decides your outcome here, and the last decade did not reward paying up.

If you are selling here, price against your own stack and against the trend, not against 2023. The per-foot figure has fallen every year since, and this is a building where buyers can look up exactly what your neighbours got — the same public record I used is available to them. If your median-price comparable looks encouraging, check the square footage before you rely on it: the median home sold got 25% larger between 2023 and 2025, which is why the median price rose while the building did not.

Interested in selling in SLS Brickell?

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

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