Villa Regina

A Studio and a Six-Bedroom in the Same Declaration

I pulled every folio the Miami-Dade County Property Appraiser holds for Villa Regina at 1581 Brickell Avenue. The county returns 200 folios; 199 are residential dwellings and one is not, so every figure on this page is built on 199 homes.

The first thing the record shows is how wide this building is. Heated area runs from 717 square feet to 7,280 square feet — a tenfold spread inside one condominium declaration. The bed mix reflects it: 74 one-bedroom homes (37.2%), 73 two-bedroom homes (36.7%), 24 studios (12.1%), 24 three-bedroom homes (12.1%), two four-bedroom homes and two six-bedroom homes. The median home is 2,005 square feet. Four floorplates account for a large share of the building: 26 homes at 2,403 sq ft, 25 at 1,895 sq ft, 24 at 717 sq ft and 24 at 1,042 sq ft.

On the 2026 tax roll, assessed values run from $147,421 to $2,990,000, median $613,463 — a twenty-fold range, consistent with the size spread.

That spread matters more here than in most buildings, and it is the reason I lead the price section with rate per square foot rather than price. In a building where a studio and a six-bedroom residence trade under the same name, the median sale price mostly tells you which homes happened to sell that year.

Year built, storey count, architect and amenities are not in the county file, so they are not on this page.

Why the Median Price Fell and Then Rose While the Rate Per Foot Barely Moved

Read the median price column on its own and Villa Regina looks violent: down 24.1% from 2023 to 2025, then up 39.2% in a partial 2026, ending above where it started. Read the rate per foot and the same building looks like a gentle, ordinary decline that has begun to steady — $634, $561, $528, $578.

The rate per foot is the one to trust, and the gap between the two columns is a mix effect, not a market event. 2025 recorded 15 sales, the most of the four years, and its median price is the lowest of the four; that combination happens when the year’s sales skew toward the building’s smaller homes. 2026’s six sales skew the other way. Neither says anything about what an individual home is worth.

My honest reading of the rate per foot: a real decline from 2023 through 2025, roughly $634 to $528, which is about 16.7% across two years, followed by a partial-year reading of $578 that is higher than 2025 but sits on only six sales. I would describe the 2023-2025 direction as well supported — three consecutive years, on 8, 13 and 15 sales, all moving the same way. I would treat the 2026 uptick as unconfirmed until the year closes; six sales can move a median a long way in a building this varied.

The county carries 802 qualified sales at this address across its full record. Turnover across the last four years works out to one home in 19 each year, which is a genuinely liquid building — 42 qualified sales in four years on 199 homes, and the volume has held up in every year including 2025.

One Hundred and Eighty-Two Gains, One Loss

183 of the 199 homes here — 92.0% — carry a completed round trip on the county record, meaning the same folio was bought and later resold, both legs qualified and arm’s-length. That is the highest coverage rate I have measured in this dataset, and it makes the resale record unusually complete.

Of those 183 round trips, 182 sold for more than the previous owner paid and exactly one sold for less. None closed at an identical price. The median gain across all 183 is 260.7%; the range runs from -7.4% to +1,566.7%.

Before that number is mistaken for a forecast, the hold behind it: a median of 24.0 years. A 260.7% median gain over twenty-four years is a real record, and it is also a long one. It describes homes bought in a very different Brickell and sold into this one. The single loss, at -7.4%, is small enough that it is fair to say this building has essentially no documented history of a home selling for less than it cost — but that is a statement about a twenty-four-year median hold, not about what happens to a home bought in 2024.

The highest qualified price on the county record here is $4,050,000, closed 13 January 2023, for a 4,130 sq ft home at $981 per square foot — the top of the building’s recorded rate-per-foot range as well as its top price. Behind it, two 3,060 sq ft homes closed in 2024 at $2,300,000 ($752/sf) and $2,237,500 ($731/sf). The pattern those three share is worth naming: the building’s largest homes carry a clear premium per foot over its median, and they are also the homes that most distort the median price column above when one of them trades.

Who Villa Regina Suits, and Who It Does Not

It suits a buyer who knows exactly which size class they want and is prepared to price against that class rather than against the building. Villa Regina is really several buildings sharing an address — a 717 sq ft studio cohort, a large one- and two-bedroom middle, and a small group of very large residences — and a buyer who understands that has a real advantage, because 24 to 26 homes share each of the main floorplates and produce genuine comparables.

It suits a long-term owner. 182 of 183 documented round trips gained, at a median of 260.7%, and the median hold behind that is 24.0 years. Those two facts belong together.

It suits badly a buyer who wants to read the market off the headline number. The median price here fell 24.1% and then rose 39.2% in consecutive periods without the underlying rate per foot doing anything comparable. Anyone quoting you Villa Regina’s median price movement — in either direction — is quoting a mix effect.

If you are selling: your comparable is the two or three homes on your own floorplate, not the building median, and your defensible band is the rate-per-foot series of $634, $561, $528 and $578 rather than the price column beside it. If you own one of the large residences, the record supports a premium over the building’s median rate per foot — the $981 achieved in 2023 is on the county file — but it is a thin set of comparables and it should be argued unit by unit.

Interested in selling at Villa Regina?

Learn more about selling your condo in Villa Regina with Josh Stein.

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