Solaris at Brickell

What is actually inside the building

The Miami-Dade County Property Appraiser holds 142 folios for Solaris at Brickell Bay at 186 SE 12th Terrace, of which 138 are homes. The other four are three ground-floor commercial units of 996, 640 and 445 square feet and an aggregate reference folio, and all four are excluded from every figure below. The declaration’s common-element shares close at 100.0005%, so this is the whole condominium.

The homes run 730 to 1,597 square feet, with a median of 1,064, and the mix is 92 two-bedrooms and 46 one-bedrooms — no three-bedrooms, no studios, nothing else.

Four floorplates cover 132 of the 138 homes: 1,145 square feet (59 homes), 754 (30), 1,064 (28) and 730 (15). Only two homes in the building are anything else. That degree of uniformity is what makes the next section readable at all — when almost every home is one of four plates, a price per square foot means something precise rather than approximate.

The 2026 assessed values run $413,239 to $807,620, with a median of $587,398. Keep that maximum in mind: it is lower than the price fourteen homes here actually sold for during 2025.

Twenty-one months that repriced the whole building

I have measured a great many Miami condominiums and I have not seen a four-year record shaped like this one.

Between March 2024 and September 2025, 61 of the 138 homes recorded a qualified sale — 44% of the building in twenty-one months. For comparison, the building averaged roughly ten qualified sales a year for the whole of the preceding decade.

The prices moved with the volume. Median price per square foot, by year, across the building’s whole history:

That is a 3.6-fold rise in the median rate in five years, on 128 qualified sales — a sample large enough that this is not a mix artefact, and the near-uniform floorplates rule out the usual explanation anyway.

Every owner who sold in that window came out ahead. Of the 125 homes with a complete round trip on record, 62 sold in 2024 or 2025 — and not one of them sold at a loss. The median outcome in that group is +162.5%. Across the building’s whole history, including the crash years, the loss rate is 21.6% and the median is +75.9% over 16.7 years.

Two further things are on the record and worth setting out plainly.

First, a striking number of these prices land on the same round rate per square foot. Four of the 2024 and 2025 sales work out at exactly $1,350 per square foot, three at exactly $1,300, three at exactly $1,100 and two at exactly $1,400. Two homes of the same 1,145 square foot plate, sold six months apart, went for the identical sum of $1,545,800, and two 730 square foot homes sold three weeks apart for $803,000 each. Prices arrived at independently do not usually repeat to the dollar.

Second, it stopped. The most recent qualified sale the county holds for this building is 16 September 2025. There is no qualified sale at all in 2026 — not one, in a building that recorded 41 in the previous year.

I am not going to tell you what any of that means, because the county record does not say. It shows transactions, dates and amounts; it does not show who bought, why, or what they intend. What it establishes is the shape: an ordinary Brickell building traded at roughly $300 per square foot as recently as 2021, then had nearly half of itself change hands inside two years at rates rising to $1,400, at prices that frequently repeat exactly — and then recorded nothing at all. If you own here or are considering buying here, that is the single most important fact about this building, and it is a matter of public record.

The price record

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

Seventy-seven qualified sales in four years across 138 homes is about one home in seven each year — among the highest turnover I have measured in any Miami building, and almost all of it concentrated in the last two of those four years.

Two deeds are excluded from that table and I want to say so rather than quietly drop them. The county flags a sale of $8,333 on 22 May 2025 and one of $60,000 on 14 July 2025 as qualified. They are $8 and $80 per square foot in a building trading above $1,000, so they are not arm’s-length prices whatever the flag says. Included, they pull the 2025 median down without telling you anything true.

By floorplate, the 2025 sales read: 1,145 square feet, 14 sales, median $1,397,800 ($1,221/sq ft) · 1,064 square feet, 10 sales, median $1,321,650 ($1,242) · 754 square feet, 11 sales, median $800,000 ($1,061) · 730 square feet, 6 sales, median $803,000 ($1,100). The larger plates carried the higher rate.

For context on where this started: 171 homes first sold in 2006 and 2007 at a median of $425,000 and $404 per square foot. The building then spent fifteen years below that rate.

Who this building suits

It suits an owner here more than a buyer, and that is an unusual thing to write. If you own one of these 138 homes, the recent record on your exact floorplate is the most valuable information available about your property, and it is very recent and very specific. Fourteen sales of the 1,145 square foot plate in a single year is a comparable set most owners anywhere would envy.

For a buyer, the honest position is that the last eighteen months of this record are hard to use as a guide. A rate that went from $323 to $1,167 per square foot in four years, with prices repeating to the dollar and then no transactions at all in 2026, is not a market you can price against with any confidence. The 2026 assessed values — a maximum of $807,620 — sit well below the 2025 sale prices, which is the tax roll saying it has not caught up either.

It suits a buyer who wants the building rather than the trade. A two-bedroom of 1,064 or 1,145 square feet in this location, assessed at a median of $587,398, is a straightforward proposition on its own terms, and it was one before any of the above happened.

It suits anyone who intends to buy or sell here without reading the county record least of all. Everything on this page is public and free to check, and a party on the other side of your transaction will already know it.

If you own here, do not price against the building median or against the tax roll. Price against the recent sales of your exact plate, and know the dates: your floorplate may have traded four times in 2025 and not at all since. If you are being approached directly about your home, the per-foot rates above are the numbers other owners in your building actually received, to the dollar. Ask me for the full record on your line before you agree anything.

Interested in selling in Solaris at Brickell?

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