The Bond on Brickell

What is actually inside the building

The Miami-Dade County Property Appraiser holds 330 folios at 1080 Brickell Avenue, of which 328 are homes. The other two are commercial: a store and a private park, recreation-area and roadway parcel, and both are filed under a different subdivision from the condominium itself rather than inside it. The declaration’s common-element shares close at 99.9972%, so this is the whole building with nothing missing.

The homes run 437 to 2,236 square feet, with a median of 905. The mix is 171 one-bedrooms, 88 two-bedrooms, 37 studios and 32 three-bedrooms — a building weighted hard toward the small end, which is the single most important thing to know before comparing its prices to anywhere else on Brickell Avenue.

Six floorplates cover 222 of the 328 homes: 1,134 square feet (58 homes), 748 (58), 1,593 (30), 1,129 (29), 830 (28) and 507 (19). If you are buying here you are almost certainly buying one of six things, and there will usually be more than one of them on the market.

The 2026 assessed values run $228,151 to $1,294,850, with a median of $480,480.

The price record

Qualified, arm’s-length sales from the county record, retrieved 22 August 2026.

This is as flat as a four-year record gets. $745, $740, $740, $714 per square foot — down 4.1% across the whole period, on 72 sales, which is enough transactions that the flatness is a finding rather than a sampling accident. The median price column drifts around ($562,500 to $625,000 and back) purely because the floorplate mix changes year to year; the per-foot column is the one that is telling you something, and what it is telling you is that this building has not repriced since 2023.

Seventy-two qualified sales across four years, in 328 homes, is about one home in eighteen each year. That is real liquidity by the standards of the buildings I measure, and it is the most practically useful fact on this page. Something is nearly always available, and you can generally expect to be able to sell.

The four-year band runs $607 to $959 per square foot, with a median of $740. The highest recorded price is $1,527,000 — unit 2900, 1,593 square feet, 23 February 2024, at $959 per square foot, just ahead of a $1,525,000 sale on the same floorplate four months later.

One disclosure, because the county’s own data flag is not always trustworthy. The record contains a $3,780 deed dated 6 April 2018 on a 1,129 square foot home — $3 per square foot — which the county flags as qualified. It is plainly a nominal transfer and not a sale, and I have excluded it from every figure on this page. It falls outside the four-year window so no table above moves either way, but a buyer’s agent pulling the same record will find it, and it should not be mistaken for a comparable.

Why the year you sold decided the outcome

This building sold out in a single year. Two hundred and ninety-three of the 328 homes recorded their first qualified sale in 2016, with 28 more in 2017 — 321 in total, at a median of $505,900 and $602 per square foot. Almost everybody in the building started at the same time and at the same price level, which makes it an unusually clean natural experiment.

One hundred and sixty-eight of the 328 homes have since completed a full round trip. One hundred and twenty-two gained and 46 lost — a 27.4% loss rate, with a median outcome of +14.3% over a median holding period of 5.7 years. The other 156 homes have never resold; just under half the building is still held by whoever bought it new.

A 27% loss rate is high, and the obvious question is whether some homes here were simply bad buys. The record says no. It says they were badly timed.

Twenty-nine of the 34 people who sold before 2021 lost money. Of the 134 who sold afterwards, 17 did. Same building, same floorplates, essentially the same purchase year — and the difference in outcome is almost entirely the exit date. The median swings from −15.4% to +18.0%.

• The best result: a 1,078 square foot home bought for $397,900 in August 2016 and sold for $790,000 in March 2024 — up 98.5% over 7.5 years.
• The worst: a 905 square foot home bought for $570,900 in September 2016 and sold for $360,000 in January 2021, down 36.9%.
• A 1,593 square foot home bought for $985,000 in September 2016 sold for $650,000 in July 2018 — down 34.0% in under two years.

What that means for a buyer today is specific, and it is not the usual reassurance. It is not that this building goes up; per square foot it has done nothing for four years. It is that the 2016 sell-out price level took roughly five years to be beaten, and anyone who needed to sell inside that window took the loss. If your holding period is genuinely open-ended, that history is survivable. If you might need to sell in two or three years, this record is the argument against.

The county record shows transactions and not reasons, so none of this establishes why the building behaved this way, only that it did.

Who this building suits, and who it suits badly

It suits a buyer who wants a small home on Brickell Avenue with a genuine exit. A median home of 905 square feet at a median 2026 assessed value of $480,480, in a building trading about one home in eighteen each year, is a combination that is hard to find on this street. You will not wait years to buy and you should not wait years to sell.

It suits a buyer who values predictability over upside. Six floorplates cover two thirds of the building and the per-foot price has sat between $714 and $745 for four straight years. You can price this building with some confidence, which is more than can be said for a tower that produces four sales a year.

It suits a short-horizon buyer badly, and that is the honest warning. The one time this building was tested on a short horizon — the 2016 cohort selling before 2021 — 85% of them lost money. That was a specific period and it may never repeat, but it is the only evidence the record contains about what a short hold looks like here, and it is not good.

It suits a buyer chasing a large home badly too. Only 30 homes share the 1,593 square foot plan and the maximum in the building is 2,236 square feet. If you want real space on Brickell Avenue, this is not the building for it.

And if you are selling here: your comparable set is deep, which cuts both ways. With 72 sales in four years, a buyer’s agent can build a tight per-foot picture of your floorplate in about ten minutes, and that picture has been flat since 2023. Pricing above the band on the argument that Brickell has moved is unlikely to survive contact with the record. Your leverage is the specific unit — floor, line, view — not the market.

Interested in selling at The Bond on Brickell?

Learn more about selling your condo at The Bond on Brickell with Josh Stein.

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