Miami-Dade County

Brickell

A high-rise district on Biscayne Bay, built around Brickell Avenue, Metromover and Brickell City Centre.

Brickell is a dense high-rise district on the south bank of the Miami River, where most homes are condominium apartments and daily errands sit close to your building. It is one of Miami’s main financial districts, and since the 1970s its towers have replaced the mansions that once lined Brickell Avenue.

The neighborhood runs from the Miami River south to the Rickenbacker Causeway and from Interstate 95 east to Biscayne Bay. Brickell City Centre, Mary Brickell Village and the island of Brickell Key anchor the shopping, dining and bayfront living, and Metrorail plus the free Metromover connect the area to the rest of Greater Downtown.

Jessica Sonino, with The Bograd Team, has leased a unit at 1010 Brickell Ave #2402, so she has worked the Brickell rental side as well as sales. If you are weighing a purchase here, the things worth checking are the building type, short-term rental limits, the flood zone and Florida’s condo safety rules.

What the homes are like.

A general picture of what you’ll find here. For current availability and prices, just ask me.

Brickell Avenue towers
Brickell Avenue is the neighborhood’s spine, and its towers span several eras: high-rises began replacing the old mansions in the 1970s, and newer buildings have followed in later decades. A well-known example is the Four Seasons Hotel and Tower at 1435 Brickell Avenue, completed in 2003, which combines a hotel with condominium residences on its upper floors. A tower’s age decides which inspection and reserve rules apply to it, so ask for the completion year early in any search.
Brickell City Centre and the Metromover core
Brickell City Centre opened in November 2016 as a mixed-use project with shopping, dining, the EAST Miami hotel and two residential towers, Reach and Rise. It connects to the Eighth Street Metromover station, which suits buyers and renters who want transit and shopping at the front door. Newer amenity-heavy buildings like these are often priced above older Brickell Avenue buildings, but view, floor, finish and monthly association costs move the number more than the address does.
Brickell Key and the bayfront
Brickell Key is an island with residential towers and the Mandarin Oriental Miami hotel. In South Brickell, Una Residences is a 47-story tower with 135 residences, designed by AS+GG and developed by OKO Group with Cain International, and its developer lists a private marina among the amenities. Bayfront and island buildings generally sit at the upper end of Brickell pricing, and they are the properties where flood zone and insurance questions deserve the most attention.

Where I’ve worked here.

Properties I’ve listed, sold or leased here, as announced by me and The Bograd Team.

Leased1010 Brickell Ave #2402$7,150/mo

Properties are marketed by The Bograd Team. Availability and prices change.

All properties

What daily life looks like.

What there is to do around here, from beaches and parks to dining, culture and getting around.

Getting around
Brickell is one of the better-connected parts of Miami for transit. Metrorail’s Brickell Station sits near SW 11th Street and 1st Avenue, the Metromover Brickell Loop is free with stations roughly every two blocks, and Metrobus fills in the gaps. Interstate 95 runs along the western edge and the Rickenbacker Causeway marks the southern boundary, so it is worth testing your own commute at the hours you would actually travel before deciding.
Shopping, dining and the bay
Brickell City Centre is the main shopping and dining complex, and Mary Brickell Village, which opened in 2006, adds Mediterranean-style buildings with restaurants and retail at a smaller scale than the surrounding towers. Along the bay, Brickell Key brings hotel dining and waterfront views.
Parks and green space
Simpson Park Hammock is a nature preserve that protects one of the last tracts of the original Brickell hammock forest. Alice Wainwright Park and Brickell Park add more green space, and Biscayne Bay gives the eastern edge of the neighborhood its views.

Before you commit.

These are notes for buyers, renters and sellers. Rules and costs change, so I’d always confirm the current details for any specific property.

Condo documents and the safety rules
Most Brickell purchases are condominium units, so the association matters as much as the unit. Under Florida’s resale statute (section 718.503), a seller provides documents such as the declaration, bylaws, rules, budget and financial statement, the inspector-prepared summary of any milestone inspection, and the most recent structural integrity reserve study. Those requirements grew out of Florida’s condo safety laws, SB 4-D in 2022, SB 154 in 2023 and later changes including HB 913 in 2025. Under section 553.899, buildings of three or more habitable stories generally need a milestone inspection by December 31 of the year they reach 30 years, then every 10 years, with 25 years allowed near the coast. Details have changed more than once, so review the latest inspection and reserve study with your attorney.
Short-term rental rules
Do not assume a Brickell condo can be rented by the night. A May 2025 CBS News Miami report said short-term rentals are prohibited in Brickell’s residential towers and that residents were pressing the city to enforce the rule. The City of Miami says lodging use needs the right zoning, a state lodging license, a Certificate of Use and a business tax receipt, and associations often set their own minimum lease terms. Confirm the building’s rules and the zoning in writing before counting on any short-term income.
Flood zones and insurance
Brickell sits on Biscayne Bay, and some properties may be in FEMA special flood hazard areas. Miami-Dade County offers an interactive flood zone map you can search by address or folio number, plus a flood zone hotline. For a condo, ask what the association’s master policy covers, ask your own agent about unit-owner and flood coverage, and get quotes before you finalize a purchase.

Common questions.

What is it like to live in Brickell, Miami?

Brickell is a high-rise district where most homes are condominium apartments, and shopping, dining, parks and transit are close to many buildings. It is also an active business district, so noise and traffic vary by block. Visit at several times of day before you decide.

Can you live in Brickell without a car?

Many people do, because the area has Metrorail’s Brickell Station, the free Metromover Brickell Loop and Metrobus service. Whether it works for you depends on where you travel each day, so test the route and the hours before you commit.

Are short-term rentals allowed in Brickell condos?

Generally no. A May 2025 CBS News Miami report said short-term rentals are prohibited in Brickell’s residential towers, and many associations set their own limits on lease terms. The City of Miami also requires specific zoning and licensing for lodging use, so verify the rules for any building before relying on nightly rental income.

What is the difference between Brickell and Brickell Key?

Brickell is the larger mainland neighborhood along Brickell Avenue, while Brickell Key is an island with its own residential towers and the Mandarin Oriental Miami hotel.

Do Brickell condos need milestone inspections?

Florida law requires milestone inspections for condominium buildings of three or more habitable stories, generally by December 31 of the year they reach 30 years and every 10 years after that. Newer towers may not have reached that point yet, but older Brickell Avenue buildings may have, so ask for the inspector’s summary and the structural integrity reserve study.

Is Brickell in a flood zone?

Parts of Brickell, especially along the bay, may be in FEMA flood zones, while other blocks are not. Use Miami-Dade County’s flood zone map to check a specific address and ask an insurance agent for a quote on the exact unit or property.

Who can help me lease or buy in Brickell?

Jessica Sonino of The Bograd Team works with buyers, sellers and renters in Brickell and across South Florida. You can reach her through the Contact page to talk through a search, a lease or a sale.

Keep exploring.

Guides to the neighboring areas, each with its own housing, daily life and notes for buyers.

All neighborhood guides

Let’s look at Brickell together.

Tell me what you’re looking for and I’ll follow up personally. I’m Jessica Sonino, a Realtor® with The Bograd Team.

Sources

The information here is general and was researched on October 6, 2026, so please verify the details with the city, the association and your attorney.

Brickell

What the homes are like.

Brickell Avenue towers

Brickell City Centre and the Metromover core

Brickell Key and the bayfront