Brickell condo market report — Oct 2026
Live inventory as of today; sales figures from closed MLS transactions.
Where the market stands
1,225 condos are for sale today against a pace of 67 sales a month — 18.4 months of supply, a buyer's market. 40% of active listings have cut their price, by a median 5.6%. Sellers achieved a median 92.0% of their original asking price; 5% closed at or above ask.
Is Brickell a buyer's or a seller's market?
Five standard market signals in one reading: 0 is a strong buyer's market, 100 a strong seller's.
Room to negotiate. Offers below asking are normal, and most listings will still be there next week.
Price to the sold comps, not to other asking prices, and be ready to negotiate.
Miami overall: 25 · Buyer's market — 5 points more buyer-friendly than Miami overall
What's behind the reading
- Months of supply18.4 monthsFavors buyers1225 listings · 799 sales in 12 months · weight 35%
How long today's listings would take to sell at the past year's sales pace. In Miami condos, under 6 months favors sellers and over 9 favors buyers.
- Sale-to-list price92.3%Favors buyers390 sales · weight 25%
Median sale price as a share of the original asking price, sales in the last 6 months. Above 97% favors sellers; below 95% means buyers are negotiating.
- Days on market94 daysFavors buyers393 sales · weight 15%
Median days from listing to sale for homes sold in the last 6 months. Faster sales favor sellers.
- Listings with a price cut40%Favors buyers1225 listings · weight 15%
Share of homes for sale now asking less than their original price. More cuts mean sellers are chasing buyers.
- Sales momentum−1% vs last yearNeutral391 sales · weight 10% · sale-to-list −0.7 pts
Closings in the last 90 days against the same 90 days a year earlier, plus the change in sale-to-list. Rising sales tilt the market toward sellers.
Resale condos from the MLS (pre-construction towers excluded), all prices. As of Oct 31, 2026 · How the index works
Based in part on information from the Southeast Florida Multiple Listing Service (SEFMLS) or from MIAMI Association of REALTORS® for the period July 19, 2025 through October 31, 2026.
The last 12 months vs the year before
799 condos closed in Brickell between Nov 1, 2025 and Oct 31, 2026, -5% vs the prior 12 months, at a median $620K (-3%) and $611 per sqft (-3%). Sold units took a median 89 days to go under contract.
Sold $/sqft and closings, 24 months
| Month | New listings | Closed | Median sold | Median sold $/sf | Median DOM |
|---|---|---|---|---|---|
| Oct 2026 | 204 | 57 | $685K | $614/sqft | 108 |
| Sep 2026 | 197 | 57 | $650K | $586/sqft | 69 |
| Aug 2026 | 199 | 72 | $608K | $635/sqft | 104 |
| Jul 2026 | 155 | 73 | $560K | $613/sqft | 80 |
| Jun 2026 | 141 | 75 | $650K | $616/sqft | 94 |
| May 2026 | 140 | 63 | $600K | $623/sqft | 85 |
| Apr 2026 | 135 | 83 | $645K | $620/sqft | 83 |
| Mar 2026 | 111 | 74 | $565K | $580/sqft | 63 |
| Feb 2026 | 122 | 50 | $615K | $559/sqft | 79 |
| Jan 2026 | 122 | 60 | $578K | $581/sqft | 127 |
| Dec 2025 | 79 | 91 | $610K | $646/sqft | 91 |
| Nov 2025 | 74 | 44 | $783K | $662/sqft | 84 |
Inventory and sales by price band
Whole-market counts; months of supply = actives ÷ monthly sales pace.
By bedrooms
| Size | For sale | Median asking | Asking $/sqft | Sold (12 mo) | Median sold | Sold $/sqft | Days |
|---|---|---|---|---|---|---|---|
| Studio | 73 | $400K | $765/sqft | 22 | $353K | $708/sqft | 36 |
| 1 bed | 423 | $525K | $671/sqft | 291 | $445K | $577/sqft | 91 |
| 2 bed | 528 | $799K | $701/sqft | 360 | $710K | $596/sqft | 94 |
| 3 bed | 156 | $1.6M | $900/sqft | 109 | $1.32M | $770/sqft | 86 |
| 4+ bed | 45 | $5.5M | $1,736/sqft | 17 | $4.2M | $1,095/sqft | 130 |
New vs resale: by building era
| Era | Buildings | For sale | Asking $/sqft | Sold (12 mo) | Sold $/sqft |
|---|---|---|---|---|---|
| Built 2020+ | 6 | 130 | $1,402/sqft | 7 | $923/sqft |
| 2010s | 16 | 397 | $800/sqft | 225 | $742/sqft |
| 2000s | 29 | 517 | $649/sqft | 361 | $581/sqft |
| 1990s | 9 | 58 | $692/sqft | 74 | $562/sqft |
| Before 1990 | 20 | 96 | $509/sqft | 108 | $477/sqft |
The floor premium
Median sold $/sqft by floor, last 12 months.
Waterfront vs the rest
Units flagged waterfront sold at a median $601 per sqft (415 sales) against $622 for the rest (384 sales) — -3%.
Most sales, last 12 months
| Building | Sold (12 mo) | Median price | Sold $/sqft |
|---|---|---|---|
| Icon Brickell | 55 | $800K | $667/sqft |
| Brickell Heights | 30 | $708K | $740/sqft |
| The Club at Brickell Bay | 29 | $460K | $558/sqft |
| SLS Lux Brickell | 26 | $883K | $751/sqft |
| Axis on Brickell | 24 | $544K | $559/sqft |
| Rise at Brickell City Centre | 23 | $905K | $746/sqft |
Fastest to contract
Buildings with at least 5 sales, by median days on market.
| Building | Days | Sold (12 mo) | Sold $/sqft |
|---|---|---|---|
| 500 Brickell East | 41 | 10 | $501/sqft |
| Brickell House | 51 | 20 | $863/sqft |
| Plaza on Brickell East Tower | 55 | 14 | $670/sqft |
| Four Ambassadors | 55 | 11 | $387/sqft |
| Plaza on Brickell West Tower | 57 | 16 | $618/sqft |
Most inventory
Highest asking $/sqft
Building quality and risk
78 Brickell buildings carry an own.miami Score (average 62). 29 have their public records checked clean — no liens, lawsuits or regulatory complaints. 6 have a special assessment in force, 11 an open or overdue recertification, and 7 active material litigation.
Condo Index tiers
New construction pipeline
19 developments are selling or under construction in Brickell (5,389 planned units). Pre-construction asking prices run $1,597 per sqft against $717 for resale — a +123% premium.
Biggest price cuts on the market
Active listings with the largest reductions from their original asking price.
-56%
-54%
-37%
-35%
-33%Highest closings, last 90 days
| Unit | Beds / baths / sf | Sold | $/sf | Date |
|---|---|---|---|---|
| 1643 Brickell Ave #4102 Santa Maria | 4 / 5.5 / 5,730 | $7,000,000 | Aug 14, 2026 | |
| 1425 Brickell Ave #60AB Four Seasons Residences Miami | 3 / 5 / 1,552 | $5,400,000 | Sep 10, 2026 | |
| 1425 Brickell Ave #58E Four Seasons Residences Miami | 3 / 4 / 3,357 | $4,800,000 | Aug 31, 2026 | |
| 808 Brickell Key Dr #3901 Two Tequesta Point | 5 / 5.5 / 5,097 | $4,300,000 | Oct 14, 2026 | |
| 175 SE 25th Road #1202 Una Residences | 3 / 3.5 / 2,115 | $4,000,000 | Aug 28, 2026 |
Sales figures are closed MLS transactions at every price (pre-construction towers are excluded from resale medians); inventory is live at the time of viewing. Building Scores, Condo Index tiers and health records are own.miami datasets. A case or record is a claim, not a finding.
Based in part on information from the Southeast Florida Multiple Listing Service (SEFMLS) or from MIAMI Association of REALTORS® for the period August 1, 2023 through November 1, 2026.
Writing about Brickell? The citable monthly figures, CSV downloads and charts are in the Data room.
Looking for a specific tower? Browse every Brickell building.