Building facts
- Address
- 229 SW 9th Street
- Neighborhood
- Brickell
- Year built
- 2024
- Floors
- 23
- Residences
- 71
- Status
- Pre-Construction
- Pricing
- Starting at $450,000
Verified 24 August 2026Miami-Dade County Property Appraiser, Habitat Group, Ginard Studio3 sources
The Smart Brickell towers and their landscaped podium
Smart Brickell seen from street level through the trees
The Smart Brickell complex on SW 1st Avenue
The Smart Brickell complex seen from the north
The facade of Smart Brickell at street level
Smart Brickell and its podium seen from the air
A finished residence at Smart Brickell
A finished residence at Smart Brickell
A finished residence at Smart Brickell
A finished residence at Smart Brickell
A finished residence at Smart Brickell
A finished residence at Smart Brickell
Key Takeaways
- This is not one condominium, it is three — the county records SMART BRICKELL LODGING 1 CONDO, SMART BRICKELL CONDO and SMART BRICKELL COMMERCIAL 1 CONDO as separate air-rights declarations stacked in one tower.
- 50 lodging units on floors 2 to 7, 50 residential homes from floor 11 — every lodging folio is classified HOTEL OR MOTEL : CONDOMINIUM and every residential folio RESIDENTIAL : CONDOMINIUM – RESIDENTIAL. They are different property, differently taxed.
- The building is delivered, not pre-construction — 99 of its 100 homes closed in 2023, 96 of them on a single day. The page this replaces still described a 71-unit tower that has not been built.
- On the same day, the two halves sold 75% apart per square foot — 31 August 2023: lodging units at a median $1,070 per square foot, residential units in the same tower at $610.
- Since then the two halves have behaved in opposite directions — nine residential homes resold at gains of 49% to 93%. Four lodging units resold, two of them below what they cost in 2023.
- The old page said “no rental restrictions” — the county record cannot support that as a blanket statement about every unit here, and a use classification is not a permit. What to check instead is set out below.
Smart Brickell Tower, by the numbers
Starting at $450,000. Source: the building record on this site.
229 SW 9th Street, Miami, Florida 33131 | Neighborhood: Brickell
I pulled the county record for this building expecting a routine check and found something worth writing up: Smart Brickell is not one condominium. It is three, stacked vertically in a single tower, and they are legally separate property.
That structure explains almost everything confusing about how this building is marketed, including the claim on the page I am replacing — that it has “no rental restrictions” and is “approved to rent through Airbnb”. Some of that is closer to true here than at almost any other Brickell address. But it is not true of the whole building in the way that sentence implies, and the difference is the entire point.
One tower, three separate condominiums
The Miami-Dade County Property Appraiser records three declarations over the same land — a portion of lots 16 and 17 and the west 10 feet of lot 18, block 58, City of Miami South — each one an air-rights condominium covering a different band of floors:
| Declaration | Recorded at | Folios | County classification |
|---|---|---|---|
| SMART BRICKELL LODGING 1 CONDO | OR 33863-2168 | 50 | HOTEL OR MOTEL : CONDOMINIUM |
| SMART BRICKELL CONDO | OR 33863-2315 | 50 | RESIDENTIAL : CONDOMINIUM – RESIDENTIAL |
| SMART BRICKELL COMMERCIAL 1 CONDO | OR 33949-3155 | retail | commercial |
The lodging units occupy floors 2 through 7. The residences begin at floor 11 and run to 23. The lodging declaration closes at exactly 100.0000% of its common elements across 50 folios — as clean a pull as I have measured. Units run 384 to 527 square feet. The residences run 494 to 1,064 square feet, 41 of them one-bedroom and 9 two-bedroom.
Worth knowing if you go looking yourself: a search on the street address returns only the lodging declaration. That is how the fifty residences above it can be invisible to anyone checking the building the obvious way, and it is why I nearly published a shorter and wrong version of this page.
One more correction. The page I am replacing described a 23-storey building of 71 units at “Est. 2024”. Seventy-one is the unit count announced for Tower III, a later phase. What actually stands and has closed is Tower I: one hundred homes across two declarations, delivered and sold in 2023. This is not a pre-construction opportunity. It is a building you can walk into.
The tower
Smart Brickell sits on the west side of Brickell, a slim tower over a podium. The photographs below are of the finished building rather than renderings of it.
The lodging half, and what it has done since
The fifty lodging units closed almost simultaneously: 45 of them on 31 August 2023, with three more that October. The median closing was $455,000 at $1,070 per square foot.
Then, essentially, trading stopped.
| Year | Qualified sales | Median price | Median $/sq ft |
|---|---|---|---|
| 2023 | 48 | $455,000 | $1,070 |
| 2024 | 1 | $495,000 | $1,184 |
| 2025 | 3 | $475,000 | $1,073 |
| 2026 to date | 0 | — | — |
Four resales in nearly three years, out of fifty units, and none at all in 2026. Because every one of the four is a round trip on a unit that closed in August 2023, I can price them exactly rather than infer a trend:
| Unit | Size | 2023 closing | Resale | Change |
|---|---|---|---|---|
| 604 | 466 sq ft | $455,000 | $500,000 · Jan 2025 | +9.9% |
| 602 | 418 sq ft | $455,000 | $495,000 · Mar 2024 | +8.8% |
| 209 | 433 sq ft | $495,000 | $475,000 · Dec 2025 | −4.0% |
| 708 | 527 sq ft | $520,000 | $450,000 · May 2025 | −13.5% |
Two up, two down, over roughly two and a half years, before any selling cost. Four transactions is far too thin to call a direction and I am not going to pretend otherwise. What it does establish is liquidity, and the liquidity is very poor. If you buy a lodging unit here, the record says you should expect to hold it, not trade it.
The 2026 assessed values sit at a median $384,560, totalling $19,275,740 across the fifty lodging folios — roughly $900 per square foot of assessed value, which is unusually close to what the units actually traded for.
Why did the two halves sell 75% apart?
Here is the number that stopped me. On 31 August 2023, both declarations closed on the same day, in the same tower — the lodging units at a median $1,070 per square foot and the residences at a median $610. Fifty-one residential homes closed at a median of $341,000.
And then the residences did the opposite of what the lodging units did. Nine of them have resold, and every single one at a substantial gain:
| Unit | Size | 31 Aug 2023 | Resale | Change |
|---|---|---|---|---|
| 1204 | 494 sq ft | $299,900 | $580,000 · 22 Sep 2023 | +93.4% |
| 1604 | 494 sq ft | $304,900 | $540,000 · Mar 2024 | +77.1% |
| 1104 | 494 sq ft | $298,900 | $495,000 · Feb 2024 | +65.6% |
| 2101 | 571 sq ft | $330,200 | $535,000 · Mar 2024 | +62.0% |
| 2102 | 571 sq ft | $330,900 | $535,000 · Mar 2024 | +61.7% |
| 1704 | 494 sq ft | $314,900 | $485,000 · Sep 2025 | +54.0% |
| 2304 | 743 sq ft | $487,500 | $750,000 · Nov 2025 | +53.8% |
| 1702 | 571 sq ft | $339,900 | $520,000 · Dec 2023 | +53.0% |
| 2003 | 809 sq ft | $488,900 | $730,000 · Apr 2026 | +49.3% |
I do not think that is a market moving 93% in twenty-two days, and neither should you. Unit 1204 closed at $299,900 on 31 August 2023 and resold at $580,000 three weeks later. A market does not do that. The far likelier reading is that the 31 August 2023 residential closings were recorded at prices below what the homes were then worth — which is exactly what the $610 against $1,070 divergence on the same day suggests.
But the county record cannot distinguish those two explanations, and I am not going to choose one for you. Every deed above is flagged qualified by the county. What the record supports is this: the residential resale level is real and it is around $900 to $1,010 per square foot — the September 2025 sale at $982, the November 2025 sale at $1,009 and the April 2026 sale at $902 are all consistent, and all of them are ordinary arm’s-length resales years after the closings. It is the 2023 baseline that should be treated with suspicion, not the resales. Anyone quoting you a percentage gain measured from a 31 August 2023 price is quoting you a number I would not underwrite.
Two of the fifty residences deserve a footnote. Units 1801 and 1901 are 907 square feet each and carry the undivided common-element share of a 571 square foot home — floors 18 and 19 hold two units where the floors below hold five, so homes were combined and the county never summed the absorbed shares. The declaration therefore closes at 97.8398% rather than 100%. Two shares short by 1.08008% each is 2.16016%, against a gap of 2.1602%. That reconciles exactly, which means nothing is missing from this building — the roll is wrong, not the pull. I publish no share-derived figure for those two homes.
The residences
These are photographs of completed, furnished units — which is itself a fact about where this building stands, and worth holding beside the classification question below.
What the classification does and does not establish
The page I am replacing said this building has “no rental restrictions” and that its units are “approved to rent through Airbnb”. Let me be precise, because this is the whole reason people search for this building.
What is true: the fifty lodging units are recorded under a declaration with the word LODGING in its name and are classified by the county as HOTEL OR MOTEL : CONDOMINIUM, every one of them. That is genuinely unusual. Most Brickell towers people assume are short-term-rental friendly are classified as ordinary residential condominiums. This building was conceived, recorded and assessed as lodging from the start, and the county record reflects it consistently rather than on a folio or two.
What is not established: a Department of Revenue use code is an assessment classification, not a permit and not a licence. It does not by itself grant any owner the right to rent by the night, and it says nothing at all about the fifty residential homes above floor 11, which are classified as ordinary residential condominium property under a different declaration with different documents. Treating “Smart Brickell allows Airbnb” as a statement about the whole building is exactly the error this page used to make.
What actually decides it is the same three-layer test that applies anywhere in Miami: state law as it reaches this municipality, the City of Miami’s zoning and licensing, and the specific declaration your unit sits under. I set that out in full in my guide to short-term rentals in Miami condos, and it is worth reading before you make an offer here rather than after. The wider picture is on Miami condos and short-term rentals, and what happens when a building gets this wrong is documented in when a condo becomes a hotel.
The amenity level
The amenity deck and the residence terraces look out over Brickell rather than the bay.
What I would verify here
Which condominium your unit is actually in. Ask for the folio number and read the declaration named in it. A lodging unit and a residence in this tower are different products with different rules, different documents and, on the evidence above, completely different resale behaviour. Do not accept a floor number as the answer.
The operating agreement on the lodging side. If you are buying one of the fifty lodging units, find out who operates them, what share of revenue you keep, whether you can use the unit yourself and for how long, and what happens if the operator changes. That agreement, not the county code, is what determines your income.
The 2023 price on the unit you are shown. Given the divergence above, any comparable built off a 31 August 2023 residential closing will flatter the picture. Ask for the resale comparables from 2025 and 2026 instead: those cluster around $900 to $1,010 per square foot and they are the ones a lender will look at.
The budget for a building running two hotels’ worth of common expense on a hundred homes. A tower with a lodging declaration, a residential declaration and a commercial declaration has shared-facility costs to apportion between them. Ask how they are split, and ask whether the residential association votes on decisions that affect its share.
Who this suits. A buyer who specifically wants a small, genuinely lodging-classified Brickell unit, understands they are buying an income position rather than a home, and can hold it. Four resales in three years is what the exit looks like. Who it suits badly: anyone who needs liquidity, anyone assuming the residential homes carry the lodging rules, and anyone buying on a percentage gain measured from an August 2023 closing price. And if you own here and are thinking of selling, the residential resale record is genuinely strong and the lodging resale record is genuinely thin — which of those two you are in should decide your pricing strategy, and they are not the same building.
Smart Brickell — Frequently Asked Questions
Does Smart Brickell allow Airbnb?
The fifty lodging units on floors 2 to 7 sit under a declaration named SMART BRICKELL LODGING 1 CONDO and every one is classified by the county as HOTEL OR MOTEL : CONDOMINIUM, which is what a genuine condo-hotel looks like on the tax roll. But a use code is an assessment classification, not a permit, and the fifty residences above floor 11 sit under a different, ordinary residential declaration. “Smart Brickell allows Airbnb” is not a safe statement about the whole building — check which declaration your specific unit is in.
How many units does Smart Brickell have?
Tower I, which is built and closed, holds 100 homes: 50 lodging units on floors 2 to 7 and 50 residences from floor 11 to 23, plus a separate commercial condominium. The figure of 71 units refers to Tower III, a later phase.
Is Smart Brickell still pre-construction?
No. Ninety-nine of Tower I’s hundred homes closed in 2023, ninety-six of them on 31 August 2023. Later phases have been announced separately. The building itself is delivered.
Why did the lodging units and the residences sell at such different prices?
On 31 August 2023 the lodging units closed at a median $1,070 per square foot and the residences at $610 — in the same tower on the same day. Nine residences then resold within months at gains of 49% to 93%, one of them 93% in twenty-two days. That pattern points to the 2023 residential closings being recorded below market rather than to a real 93% move, but the county record cannot distinguish the two and this page does not claim to.
What do the residences actually resell for?
The three most recent arm’s-length resales are $982 per square foot (September 2025), $1,009 (November 2025) and $902 (April 2026). Those cluster tightly and are the figures worth using. Any percentage gain quoted from a 31 August 2023 closing price should be treated with caution.
How liquid are the lodging units?
Not very. Four of the fifty have resold in nearly three years and there were no qualified sales at all in 2026. Of those four, two sold above their 2023 price and two below, the worst at −13.5% before costs. Buy one expecting to hold it.
Why does a county search only show 50 units?
Because a search on the street address returns only the lodging declaration. The fifty residences sit in a separate air-rights condominium under its own folio series and do not appear in that result. It is a good example of a zero or partial result being evidence about the query rather than about the building.
Sources and further reading
- Miami-Dade County Property Appraiser — Property Search (100 folio records across SMART BRICKELL LODGING 1 CONDO and SMART BRICKELL CONDO, retrieved 24 August 2026)miamidade.gov
- Habitat Group — Smart Brickell project pages (developer primary source)habitatgroup.com
- Ginard Studio — Smart Brickell Luxe tower (architect primary source)ginardstudio.com
Interested in buying at Smart Brickell Tower?
Learn more about buying pre-construction at Smart Brickell Tower with Josh Stein.
I have sold South Florida property since 2002, more than $1 billion of it. Ask me for the recorded declaration, what has genuinely closed, or a straight answer on whether this building fits what you are after. Part of South Florida New Construction.Thinking about Smart Brickell Tower?
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