South Florida Condo Fee Index · development report · as of September 7, 2026 · Miami, Miami-Dade County
Smart Brickell, Miami: condo fees, what sold, and what is for sale today
As of September 7, 2026, the typical Smart Brickell condo listed for sale carries an association fee of $665 a month, 32% below the Miami condo median of $973. 18 units are for sale, and 22.2% have cut their asking price. Only 4 Smart Brickell condos closed between September 2025 and August 2026, too few for a sold-price median.
Small sample: Smart Brickell has fewer than 20 condos for sale and fewer than 20 closings in the window, so single listings move these figures. Read them as indicative and check the counts under each number.
The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed.
Median condo fee / month$665Miami condos $973; 18 listings state a fee
Median condo asking price$500K18 for sale; $942 per sq ft
Have cut their price22.2%of the units for sale today
Median days on market82cumulative, relistings included
Built2023–2025median year built across listings
For buyers and sellers: Budget $665/mo as the middle of the Smart Brickell market; the Miami condo median is $973/mo. With 18 units for sale and 22.2% already cut, compare fee coverage before comparing dollars.
The story for media: "18 condominiums are for sale in Smart Brickell, Miami, with a median association fee of $665 a month; 22.2% have reduced their asking price, according to PBP Real Estate's daily analysis of BeachesMLS data as of September 7, 2026."
What condos actually sold in Smart Brickell, month by month
Only 4 Smart Brickell condominiums closed between September 1, 2025 and August 31, 2026 in listings permitted for internet display, so no sold-price chart is shown. Miami condos overall: 3,910 closings, median $380,000, 93% of original asking.
Where the Smart Brickell fee sits among Miami condos
Smart Brickell median $665/mo against the Miami middle half ($599 to $1,539) and median ($973); 31.2% of Miami condo listings ask less.
Shaded band = 25th to 75th percentile of Miami condo fees for sale today. Source: BeachesMLS via PBP Real Estate's brokerage feed, condominium listings permitted for internet display. Active and under contract as of Sep 7, 2026; closed sales September 2025 to August 2026. Deemed reliable but not guaranteed.
Inside Smart Brickell the middle half of fees runs $557 to $670 a month ($1.18 per square foot).
What the Smart Brickell fee includes, as entered by listing brokers
Common areas 76.5%
Trash 58.8%
Water 41.2%
Pool 35.3%
Sewer 35.3%
Cable TV 29.4%
Internet 23.5%
Security 23.5%
HVAC 23.5%
Reserve fund 23.5%
Share of the 17 Smart Brickell listings that state what the fee covers. Utilities, insurance and reserves change what a fee is worth; compare coverage before dollars.
What condos are for sale in Smart Brickell today
18 condos by size, with the median asking price of each group
Source: BeachesMLS via PBP Real Estate's brokerage feed, condominium listings permitted for internet display. Active and under contract as of Sep 7, 2026; closed sales September 2025 to August 2026. Deemed reliable but not guaranteed.
0%of condos are under contract0 of 18 listings
4condos with a price cutof 18 for sale
82median days on marketcumulative, relistings included
0mention a special assessment0 of 18 listings (0%)
0state an age restriction (55+)0 of 18 listings (0%); confirm with the association
0mention a required membership0 of 18 listings (0%)
0mention a land or recreation lease0 of 18 listings (0%)
Counts of the condominium listings for sale whose agent-written public remarks mention each item; not verified and not a statement about the association. Ask for the budget, reserve study and any assessment resolution before writing an offer.
For sellers
Pricing a home correctly is a skill. It starts with data most agents and consumers never see.
36.7% of the condos for sale in Miami have already had to cut, a median $26,000, and buyers compare your fee against 18 other listings before they book a showing.
This page is built from every Miami listing in BeachesMLS and refreshed each morning. Gia Freer, Broker of Record, turns that same data into one written pricing opinion for your condo: the sales, cuts, fees and days on market it actually competes with, with the reasoning, before it goes live.
No website estimate, no automated number: a comparative market analysis done by hand, within one business day.
36.7%Have already cutmedian cut $26,000 (5.7%)
63.3%Still at their first priceevery seller starts here; the first price decides who stays
4,625 condos for sale in Miami, BeachesMLS, September 7, 2026. Information is deemed reliable but not guaranteed.
As of September 7, 2026, the median monthly-equivalent association fee across the 18 Smart Brickell condominiums for sale that state a fee is $665; the middle half runs $557 to $670. That is 32% below the Miami condo median of $973. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed.
What did condos in Smart Brickell sell for?
Only 4 Smart Brickell condominiums closed between September 1, 2025 and August 31, 2026 in listings permitted for internet display, which is below the five needed for a sold-price median. The Miami condo market closed 3,910 sales in the same window at a median $380,000.
How many Smart Brickell condos are for sale, and are prices being cut?
18 Smart Brickell condominiums are listed for sale as of September 7, 2026, asking from $81,000 to $849,000 with a median of $500,000; 0 more are under contract. 22.2% of the active listings have reduced their price at least once, by a median — (null%). The median active condo listing has been on the market 82 cumulative days, relistings included.
Does Smart Brickell have special assessments, age restrictions or membership requirements?
We report what listing agents wrote, not what the association has decided. Among the 18 Smart Brickell listings for sale, 0 mention a special assessment in the public remarks; 0 state an age restriction such as 55+; 0 mention a required club or equity membership; 0 mention a land or recreation lease. Confirm every one of these with the association documents before writing an offer.
How is this Smart Brickell report built and how often is it updated?
Every morning from PBP Real Estate's own BeachesMLS data feed: active and under-contract condominium listings in Miami whose subdivision field names Smart Brickell, plus every closing in the twelve months ending August 31, 2026. Fees are converted to a monthly equivalent and both association layers are summed. Medians need five or more records, percentages ten or more; smaller groups are shown as counts. Smart Brickell is a small sample today (under 20 listings and under 20 sales), so read its figures as indicative. This is a market read of MLS listing data, not an opinion of value about any unit or a statement about the association's finances. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed.
More live Miami data
As of September 7, 2026. PBP Real Estate analysis of BeachesMLS listings.
Method: listings whose MLS subdivision field maps to Smart Brickell after normalization (tower, section and phase records merged; master community plus its enclaves), condominiums by tax legal description (a townhouse, villa or house whose legal records a condominium is included), Miami, permitted for internet display in PBP Real Estate's BeachesMLS data feed. Active and under-contract figures are from the daily snapshot as of September 7, 2026; closed sales are from a rolling archive and cover September 1, 2025 to August 31, 2026, the last full month, because closings are reported to the MLS with a lag. Fees are as entered by each listing office, converted to a monthly equivalent, with master and sub-association layers summed. Medians require five or more records and percentages ten or more; smaller groups are shown as counts. Remark-based flags are keyword classifications of agent-written text and are not verified. Nothing here is an opinion of value about any property or a statement about any association's finances. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed.
IDX information is provided exclusively for consumers' personal, non-commercial use, and may not be used for any purpose other than to identify prospective properties consumers may be interested in purchasing. Data is deemed reliable but is not guaranteed accurate by the MLS. Data last updated September 7, 2026.
