Brickell

Miami, FL

Neighborhood Market Analysis

Q3 2025 Report

$622,493 (April 2025)

Median Home Price

92 (Walker's Paradise)

Walkability Score

Public schools are average to above average; private options are popular among residents.

School Rating

Location Overview

Neighborhood Boundaries

North: Miami River, South: SW 26th Road, East: Biscayne Bay, West: I-95

Zip Codes

3312933130

Market Data Summary

Price Range$99,000 to $19,500,000+ (as of July 2025)

Price per Sq Ft$643 per sq.ft. (Q2 2025)

Inventory Levels587 active listings (July 2025), up from 316 in Q2 2025; market shifting toward buyers[3].

Property Characteristics

Home Types & Architecture

Home Types

High-rise condosLuxury apartmentsTownhomesMixed-use developments

Architectural Styles

Modern glass towersContemporaryLuxury high-riseBoutique mid-rise

Property Details

Typical Lot SizesPrimarily multi-unit buildings; limited single-family homes; lot sizes vary by tower but generally small for urban core.

Home Age RangeNew construction to 30+ years; most inventory built post-2000.

Construction QualityGenerally high, especially in newer luxury towers; many buildings offer premium finishes and amenities.

Community Profile

Demographics & Lifestyle

Demographics

Diverse, international, and highly educated; large population of young professionals and expatriates.

Community Vibe

Urban, cosmopolitan, fast-paced, luxury-oriented, vibrant nightlife.

Typical Residents

Young professionals
Executives
International buyers
Investors

Family Friendly

Moderate; more suited to singles, couples, and professionals than families with young children.

Amenities & Lifestyle

Parks & Recreation

• Brickell Key Park
• Miami Circle Park
• The Underline (urban trail)

Dining Options

• Zuma
• Komodo
• La Mar by Gastón Acurio
• Dozens of upscale bars and restaurants

Shopping Centers

• Brickell City Centre
• Mary Brickell Village

Local Businesses

• Boutique fitness studios
• Coffee shops
• Financial institutions
• Co-working spaces

Education & Schools

Public schools are average to above average; private options are popular among residents.

Overall School Rating

Elementary Schools

• Southside Elementary Museum Magnet School

Middle Schools

• Shenandoah Middle School

High Schools

• Miami Senior High School

Private Schools

• Key Point Academy Brickell
• St. Peter and Paul Catholic School

Transportation & Accessibility

Transit & Roads

Public Transit

• Metromover
• Metrorail
• Metrobus

Major Roads

• Brickell Avenue
• I-95
• US-1

Commute & Walkability

Commute Times10-20 minutes to Downtown Miami; 20-30 minutes to Miami International Airport; heavy rush hour traffic.

WalkabilityExcellent; most daily needs within walking distance.

ParkingChallenging; most buildings offer garage parking, but street parking is limited and expensive.

Marketing Intelligence

Target Buyer Types

Young professionals
International investors
Corporate relocators
Luxury buyers

Key Selling Points

Prime urban location
Luxury amenities
Strong rental market
Walkability

Pricing Considerations

Price competitively given increased inventory and longer days on market; be prepared for negotiation.

Common Objections & Response Strategies

Objection: High HOA fees

Response Strategy:

Detail included amenities and security; compare to similar luxury markets.

Objection: Urban noise and congestion

Response Strategy:

Highlight soundproofing, high-floor units, and proximity to parks.

Objection: Limited parking

Response Strategy:

Emphasize assigned garage spaces and public transit access.

Objection: Market volatility

Response Strategy:

Show long-term demand trends and strong rental yields.

Investment Insights

Investment Potential

Appreciation Potential

Moderate; recent price declines but long-term demand for urban luxury remains strong[4].

Rental Demand

Very strong; high demand from professionals and corporate tenants; average rent $5,646/month (Q2 2025)[3].

Buyer Competition

Decreasing; inventory up and days on market rising, giving buyers more leverage[3][4].

Best For

Investors seeking rental income
International buyers
Young professionals
Luxury buyers

Potential Concerns

HOA fees can be high
Market volatility
Limited family-oriented amenities

Professional Recommendations

Educate buyers on market shift and negotiation leverage.

Highlight unique amenities and lifestyle benefits.

Be transparent about HOA fees and building policies.

Stay updated on new developments and incentives.

Leverage virtual tours and high-quality staging to stand out in a competitive market.

Competitive Analysis

Comparable Markets

Downtown Miami
Edgewater
Coconut Grove

Market Positioning

Premier urban luxury neighborhood for professionals and investors.

Competitive Advantages

Highest walkability in Miami
Proximity to financial district
Luxury high-rise inventory

Price Comparison

Brickell prices per sq.ft. are among the highest in Miami, but recent declines have narrowed the gap with Downtown Miami[1][3][4].

Investment Metrics

3.5% - 4.5% (typical for luxury condos)

Cap Rates

4% - 5% gross yields for well-located units

Rental Yields

~11 (based on median price and average rent)

Price-to-Rent

Positive for units purchased below median; best for long-term holds or furnished rentals.

Cash Flow

Flat to moderate growth over next 12-24 months as market absorbs new inventory.

Appreciation

Buyer Journey Insights

First-Time Buyers

May find entry prices high; best suited for those seeking urban lifestyle and willing to pay premium.

Move-Up Buyers

Attractive for those upgrading from suburban condos or seeking luxury amenities.

Downsizers

Appealing for empty nesters wanting walkability and low-maintenance living.

Investors

Strong rental demand and yields; focus on buildings with flexible rental policies.

Relocators

Ideal for professionals relocating to Miami's financial district or seeking international connectivity.

This neighborhood analysis was generated using hyperlocal data and AI intelligence.

Neighborhood conditions change - consult with local real estate professionals for the most current information.

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