Three Tequesta Point

What is actually inside the building

The Miami-Dade County Property Appraiser holds 237 folios at 848 Brickell Key Drive under the Three Tequesta Point declaration, of which 235 are residences. The common-element shares close at 99.5140%, so this is the whole condominium.

The mix here is unusually even, and it is the building’s defining feature. 94 three-bedrooms, 74 one-bedrooms and 67 two-bedrooms — no single product dominates, which is rare on Brickell Key and unusual anywhere at this scale. Heated area runs 1,087 to 3,830 square feet, with a median of 1,919.

Four floorplates carry much of it: 2,353 square feet (39 homes), 2,293 (38), 1,440 (34) and 1,919 (34).

The 2026 assessed values run $354,829 to $2,887,600, with a median of $997,914.

The price record

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

Thirty-two qualified sales across four years in 235 homes — about one home in twenty-nine each year — and only one sale so far in 2026.

The highest price ever recorded here is $3,900,000, on 28 July 2022, for a 3,257 square foot residence — $1,197 per square foot. Four years later it has not been beaten; the closest since is $3,300,000 in April 2025, at $1,193 per square foot on a smaller home.

Why the 2025 number is misleading

Taken at face value the table says values jumped 30.6% in 2025 and then collapsed 31.0% in 2026. Neither happened.

The median home that sold went 1,694 square feet in 2023, 1,694 in 2024, 2,104 in 2025 and 1,087 in 2026. In 2025 the larger homes traded; in 2026, so far, one small one has. The building-wide figures are tracking which homes came to market, and with six sales in 2025 and one in 2026 there is nothing else for them to track.

Here is the same record by floorplate, which is the only version worth acting on.

The two ends of the building have gone in opposite directions. The 2,353 square foot plate — the largest cohort at 39 homes — is up 11.3% across three years, and the 1,694 square foot plate up 30.5%. The 1,087 square foot plate is down 6.4% over four years, and it is the only plate with a 2026 reading.

That last point is the one to hold onto. The single 2026 sale is a small home, and small homes here have been the weakest part of the building for four years. The 2026 row is not evidence that the building fell 31%; it is evidence that one small apartment sold.

My honest reading: the larger homes at Three Tequesta Point have risen since 2023, the smallest have drifted down, and the building-wide numbers are too mix-driven to be quoted at all. Anyone showing you a single per-foot figure for this address has not looked at it properly.

Who this building suits

It suits a buyer who wants choice. With 94 three-bedrooms, 74 one-bedrooms and 67 two-bedrooms, this is one of the few buildings on the island that genuinely serves more than one kind of purchase — and the larger plates have a real four-year record of gaining ground.

It suits a one-bedroom buyer expecting appreciation less well. The smallest plate has gone $736, $644, $731, $689 per square foot across four years. That is not a collapse, but it is four years of going nowhere while the top of the building rose 11.3%, and it should be reflected in what you pay.

Liquidity is moderate and thinning: one home in twenty-nine each year, with fifteen sales in 2024 falling to six in 2025 and one so far in 2026. The direction of that count matters more than any price figure in the table.

If you are selling here, ignore the building-wide numbers entirely and price against your own floorplate. A 2,353 square foot home and a 1,087 square foot home have moved 11.3% and −6.4% respectively over the same period, and the one 2026 comparable on record is a small home at $689 per square foot — which a buyer’s agent will quote at you regardless of what you own. Ask me for the comparables on your line before you set a number.

Interested in selling at Three Tequesta Point?

Learn more about selling your condo at Three Tequesta Point with Josh Stein.

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