If you’re searching for Brickell condos for sale, 2026 is one of the most favorable entry points in years. Live MLS data places active Brickell condo listings at approximately 1,290 units, with about 1,400 condos on the market once units under contract are included. The market has shifted, and sellers know it.
But knowing inventory is elevated is only the beginning. The buyers who extract real value are the ones who understand supply at the building level. Every figure below comes from MLS transaction data for the trailing 12 months, not marketing copy.
What the Brickell Condo Market Actually Looks Like
Supply, absorption, and what they mean for your offer
Roughly 70 closings happen per month in Brickell against 1,290 active listings — about 18.8 months of supply. Six months is a balanced market. Where supply exceeds 12 to 18 months, price reductions and seller concessions rise sharply, and that is squarely where Brickell sits today.
Active Brickell condo inventory by price band. Source: MLS, October 2026.
Half the market sits between $500K and $1M. That is where competition among sellers is heaviest — and where a buyer with building-level comps has the most leverage.
What Brickell Condos Actually Close For
Asking prices and closing prices tell different stories.
| Unit type | Closed sales | Median price | Median $/sq ft | Median days |
|---|---|---|---|---|
| Studio | 20 | $355,000 | $709 | 36 |
| 1 bedroom | 292 | $457,500 | $582 | 87 |
| 2 bedroom | 383 | $715,000 | $593 | 90 |
| 3 bedroom | 111 | $1,325,000 | $784 | 87 |
| 4 bedroom | 18 | $4,195,250 | $1,204 | 91 |
Brickell condo closed sales, trailing 12 months. Medians, not averages — averages are distorted by a handful of eight-figure penthouses. Source: MLS.
Notice the price-per-square-foot curve. Studios close at $709/sq ft while 1-bedrooms close at $582 — smaller units carry a premium per foot. The jump at 3 bedrooms ($784) and 4 bedrooms ($1,204) reflects a different buyer entirely: larger floor plans in newer towers with water views.
What this means in an offer. Brickell condos closed at roughly 94.4% of list price over the trailing 12 months. On a $900,000 asking price, that is a baseline negotiating range near $50,000 before you factor in how long the specific unit has been sitting.
Which Brickell Buildings Carry the Most Inventory
Not all Brickell buildings are equally saturated. A seller in a tower with 40 competing units is in a very different position from one in a building with four.
Active condo listings by building, Brickell. Source: MLS, October 2026.
Public listing portals blend this into neighborhood-wide averages, which hides exactly the leverage available to you in a specific building or on a specific floor stack. The building is the market. Treat it that way.
HOA Fees: The Cost That Decides Affordability
Across 1,239 active Brickell condo listings reporting association dues, the spread is wide:
Monthly association dues on active Brickell condo listings (n = 1,239). Source: MLS.
A low HOA fee is not automatically a bargain. It can signal weak reserve funding or an upcoming special assessment rather than operational efficiency. The accurate comparison is monthly dues plus assessment installments plus likely reserve catch-up plus insurance increases. A building with higher dues and fully funded reserves is frequently safer than one with artificially low fees sitting on a reserve deficit.
What Florida’s reserve rules changed
Under SB 4-D, buildings three stories or taller must now fund structural reserves for major components without the waiver votes that previously let associations defer those costs. For any Brickell purchase in 2026, this is not optional.
Review before you waive contingencies. The Structural Integrity Reserve Study · the milestone inspection report · 12 to 24 months of board minutes · the current budget · an estoppel certificate.
Reading the Market Without Overcomplicating It
Three practical signals:
If a unit has been listed more than 100 days, the seller has likely already adjusted expectations internally — the median Brickell condo goes under contract in 87.
If a building carries more than 20 active listings, new supply is actively competing against your offer for the same finite buyer pool.
Price per square foot has held between $618 (closed) and $734 (asking). That gap is your negotiating room, expressed per foot.
Working With a Brickell Specialist
Andres Jara | South Florida Luxury Real Estate operates a live, MLS-powered database covering 8,400-plus South Florida condo buildings, including building-level unit inventory, closed-sale history, floor plan comparisons, and off-market records that never appear on public portals. For buyers targeting Brickell condos for sale, that means walking into every showing with the same quality of data an institutional buyer would have.
With 24 years of South Florida experience, bilingual English/Spanish service, and a Douglas Elliman affiliation, Andres brings institutional-grade research through a single agent relationship.
Know the building before you make the offer
The risk in this market is not overpaying in a rising one. It is making an offer without the unit-level context to know what the right number actually is.
Schedule a building-specific inventory review before your first showing.
All figures drawn from MLS transaction data for Brickell, trailing 12 months ending October 2026. Medians are used throughout; averages are distorted by a small number of very high-value sales. Market data changes daily — contact us for current figures on a specific building.
Frequently Asked Questions
How many condos are for sale in Brickell right now?
There are approximately 1,290 active condo listings in Brickell, rising to about 1,400 once units under contract are included. Inventory is concentrated in the $500K–$1M band, which holds 636 listings — roughly half the market.
What is the median price of a Brickell condo?
The median closed price over the trailing 12 months is $639,900, at $618 per square foot. The median asking price is higher at $715,000 and $734 per square foot — a gap of roughly $75,000 between what sellers want and what buyers pay.
Is Brickell a buyer’s market or a seller’s market in 2026?
Brickell is firmly a buyer’s market. With about 1,290 active listings and roughly 70 closings per month, the market carries 18.8 months of supply. Six months is considered balanced. Condos close at approximately 94.4% of list price.
How long does it take to sell a condo in Brickell?
The median Brickell condo goes under contract in 87 days. Studios move fastest at 36 days, while 2-bedrooms take about 90 and 4-bedrooms about 91. If a unit has been listed more than 100 days, the seller has usually adjusted expectations already.
What are typical HOA fees for a Brickell condo?
The median monthly association fee across active Brickell listings is $1,357. The middle 50% of listings run from $1,006 to $1,985 per month. Older mid-rise buildings sit at the lower end; newer luxury towers with concierge and extensive amenities sit at the upper end.
What is the most expensive condo building in Brickell?
By inventory and price point, Aston Martin Residences leads the market with 49 active listings. Brickell’s highest closed sales reach into eight figures, with 4-bedroom units closing at a median of $4,195,250 and $1,204 per square foot.