# 2200 Brickell: preconstruction prices and deposits

> Source: https://bluebaybrokers.com/buildings/2200-brickell
> Publisher: BlueBay Brokers LLC, 1541 Brickell Ave #1201, Miami FL 33129 (Florida broker BK3411036)
> Figures read on: 2026-10-07
> Plain-text copy of the page above for AI assistants and readers. Quote with attribution to BlueBay Brokers; each figure carries its own source and read date. Nothing here certifies that a short-term rental is legal at any address.

## The bet

2200 Brickell is finished. It took its temporary certificate of occupancy on 11 August 2026 at 85 percent sold, so the construction risk is gone, the deposit carry is gone, and what is left is about fifteen homes against 95 closings a year in the same band. That is the cleanest absorption number in this registry and you can walk the building before you sign. What you pay for it is $1,402 a foot in a postcode that closes at $651.

## Absorption and timing

How many homes close each year in this building's price band and postcode, against how many it is about to deliver. No brochure answers this, and it governs both the resale and the developer's willingness to discount.

Units delivering 105 all at once, to the same buyer pool

Closings per year 93 trailing 12 months, 33129, same band

Years of supply 1.1 this building alone

Band closes at $652/sf median of real closings, not asks

| Band, 33129 | Closed / 12 mo | Median price | Median $/sf |
|---|---|---|---|
| $800K – $1.6M | 66 | $1,200,000 | $652 |
| $1.6M – $3M | 27 | $1,965,000 | $783 |

**Fifteen homes against 95 closings a year**

33129 closed 95 homes in 2200 Brickell's two price bands over the trailing year. The building is 105 units and 85 percent of them are sold, so the inventory actually competing for those buyers is around fifteen. On the whole building that is 1.1 years of supply, the lowest figure on this list, and on the stack that is genuinely left it is a matter of weeks. The developer is past the point of needing volume, which cuts both ways: little pressure to discount, but a finished building now carrying itself and a short, specific list of remaining plans. That is the window where a broker earns his fee.

## The market it lands in

Everything for sale in 33129 today against everything that actually sold there this past year. This is the pool your resale competes in.

Active inventory 215 homes listed across 33129

Sold, trailing year 192 recorded closings, every price

Months of supply 13.4 under 6 favours sellers, over 12 favours buyers

Asking vs sold $832/sf asked, against $590/sf actually paid

How to read the gap

Asking is an opinion, sold is a fact, and months of supply is your leverage. Do not compare this building to the postcode median, which mixes in stock built decades ago: the comparison that counts is the band below.

## What recent deliveries resell for

The only read-across that means anything here: condominiums in 33129 built from 2023 onward, people who bought new and took delivery, and what their units resell for now.

New stock resells at —/sf withheld, 2 resales this year

Movement since — across recently delivered buildings

This building asks $1,402/sf entry residences

Entry vs new stock — below zero means you buy new under resale

| Year of resale | Closings | Median $/sf |
|---|---|---|
| 2024 | 1 | withheld, 1 sale |
| 2025 | 1 | withheld, 1 sale |
| 2026 | 2 | withheld, 2 sales |

Why a year can show no figure

Under 5 transactions a median is noise, so it is withheld. Recently delivered buildings are thin by nature, which is itself worth knowing before counting on a quick resale.

## The basis

What it asks per foot against what its band actually closes at. Comparing one preconstruction ask to another tells you nothing: both are price lists.

Asking $1,402–$1,410/sf $830K – $2.75M · 592 – 1,950 sf listed on the MLS today

Band closes at $652/sf $800K – $1.6M, trailing 12 months

Listed here today 17 median $1,402/sf

**The only product of its kind on the street**

The entry residence asks about $1,402 a foot. The band below it closed at $651, and 33129 as a whole closed at $590 while asking $913. Finishes do not close a gap that size. What does buy something real is the format: five storeys and about 103 residences on 1.7 acres of Brickell Avenue, a one-acre rooftop deck, WELL certification, and nothing else in the postcode remotely comparable. That is also the problem. Three condominiums built since 2023 have resold in 33129, one closing a year, so the resale value of new stock here is unmeasured rather than measured and reassuring. Underwrite the exit as slow.

## On the MLS today

17 listings at this address are Active right now, pulled 2026-10-07. Leases are excluded: a monthly rent sitting in the price column wrecks any comparison. This is what a buyer can actually transact on today, as opposed to what a price list says.

| Unit | Bd/Ba | Interior | Asking | $/sf | HOA / mo | Days |
|---|---|---|---|---|---|---|
| [117](https://bluebaybrokers.com/listing?mls=A12038057) | 1/1 | 592 sf | $830,000 | $1,402 | — | 112 |
| [206](https://bluebaybrokers.com/listing?mls=A12091870) | 1/2 | 864 sf | $1,195,000 | $1,383 | $1,504 | 15 |
| [406](https://bluebaybrokers.com/listing?mls=A12091974) | 1/2 | — | $1,200,000 | — | — | 4 |
| [308](https://bluebaybrokers.com/listing?mls=A12038071) | 1/2 | 1,038 sf | $1,299,000 | $1,251 | — | 112 |
| [209](https://bluebaybrokers.com/listing?mls=A12091368) | 2/2 | — | $1,399,000 | — | $2,294 | 7 |
| [219](https://bluebaybrokers.com/listing?mls=A12038012) | 2/2 | 1,189 sf | $1,449,000 | $1,219 | — | 112 |
| [220](https://bluebaybrokers.com/listing?mls=A12037558) | 2/2 | 1,302 sf | $1,575,000 | $1,210 | — | 112 |
| [422](https://bluebaybrokers.com/listing?mls=A12084903) | 2/3 | 1,327 sf | $1,745,000 | $1,315 | — | 29 |
| [301](https://bluebaybrokers.com/listing?mls=A12092881) | 2/3 | 1,317 sf | $1,825,000 | $1,386 | — | 14 |
| [GV04](https://bluebaybrokers.com/listing?mls=A12091825) | 2/3 | 1,426 sf | $2,139,000 | $1,500 | — | 14 |
| [Garden Villa 5](https://bluebaybrokers.com/listing?mls=A12032884) | 2/3 | 1,426 sf | $2,140,000 | $1,501 | — | 120 |
| [313](https://bluebaybrokers.com/listing?mls=A12084392) | 3/3 | 1,470 sf | $2,375,000 | $1,616 | $2,568 | 19 |
| [PH13](https://bluebaybrokers.com/listing?mls=A12032427) | 2/3 | 1,470 sf | $2,500,000 | $1,701 | — | 106 |
| [410](https://bluebaybrokers.com/listing?mls=A12076821) | 3/3 | — | $2,795,000 | — | $2,907 | 1 |
| [405](https://bluebaybrokers.com/listing?mls=A12091384) | 3/3 | — | $2,900,000 | — | — | 8 |
| [407](https://bluebaybrokers.com/listing?mls=A12094655) | 4/4 | 1,950 sf | $2,975,000 | $1,526 | — | 1 |
| [416](https://bluebaybrokers.com/listing?mls=A12074313) | 3/4 | 2,000 sf | $3,198,000 | $1,599 | $3,500 | 20 |

How to read this table

On new construction the MLS area is routinely the total rather than the interior, and it runs larger than the County's recorded figure, by 10 to 30 percent on the units already tested in this pipeline. Treat the $/sf column as the seller's own arithmetic and re-divide by the recorded area before comparing it with anything delivered.

## Photographs

The 24 photographs carried on MLS listing A12038012 at this address. On a building still under construction these are the developer's renders and the sales-gallery material, not the finished product.

**Photographs** © SEFMLS, displayed from the MLS under the same licence that permits display of the listing itself. Renders are the developer's own and are subject to change.

## What the deposit costs to hold

A preconstruction deposit is committed years before you hold a deed, earning nothing. That carry is a real cost of the trade and it is never in the pitch. Modelled on $830,000 at 4.5% simple, 2 months to delivery.

| Milestone | % | Payment | Committed | Held | Carry |
|---|---|---|---|---|---|
| At contract (assumed standard on finished inventory) | 20% | $166,000 | $166,000 | 2 mo | −$1,245 |
| At closing | 80% | $664,000 | $830,000 | 0 mo | −$0 |
| Committed before closing |  |  | $830,000 |  | −$1,245 |

Why this line matters more than the yield

Nothing is rented and nothing is owned meanwhile, so the whole return has to come from the gap between contract price and the market at delivery. That carry, about $1,245, is the hurdle before you break even, and deposits are generally non-refundable, so a delivery that slips extends it without your consent.

## Carry at delivery

What it costs to own before any income, on the smallest residence of 592 sf.

| HOA, not published by the developer | — |
|---|---|
| Property tax at 2.02% of $830,000 | −$16,766 |
| Insurance (HO-6), $3.60/sf | −$2,131 |
| Annual carry, before any income | −$18,897 |

**Almost no carry, and one document that already exists**

This is the rare building where the deposit table barely matters. The certificate of occupancy is in hand, closings began this month, and a buyer contracting now commits capital for weeks rather than years, about $1,200 of carry where a tower breaking ground costs tens of thousands. Two gaps to close. The association budget is not published, so the running-cost table below carries no HOA line and your true annual cost is higher than it shows. And the rental language: because the condominium is now declared, that document exists today, which is not true of anything else on this list. Broker pages circulate a three-month minimum twice a year; none of them traces to the recorded declaration.

## Delivery risk

| Construction financing | $77M from Bank OZK, closed October 2023, to a joint venture of Aria Development Group, Largo and Place Projects. The building is finished, so that risk is retired rather than pending. |
|---|---|
| Presold | 85% at last disclosure |
| Delivery | Delivered. Temporary certificate of occupancy on 11 August 2026, and OneWorld told brokers in July that closings begin in August. |
| Developer | Aria Development Group (David Arditi) with Largo (Nicholas Werner) and Place Projects (Joe Furst). Architecture by Revuelta Architecture International, interiors by ODA New York. OneWorld Properties holds the exclusive. |
| Rental policy | Not published. Broker pages circulate a three-month minimum twice a year; none of them traces to the developer or to the recorded declaration. |

## Recommendation

BlueBay Brokers · 2200 Brickell

### Buy it for the certainty, negotiate on the fifteen

There is no construction risk left. Bank OZK's $77M loan is spent, the building took its certificate of occupancy on 11 August 2026 at 85 percent sold, and you can walk the actual unit before you sign. Most preconstruction buyers never get that.

You will pay more than double what the postcode band closes at, and 33129 is carrying almost twelve months of supply. This is a product purchase, not a basis purchase. Buy the plan you want to hold, and expect the exit to be slow.

About fifteen developer units remain and the building now carries itself. Get the recorded rental language and the association budget, then negotiate on price, credits and the co-broke. The developer still pays the cooperating broker, so representation costs you nothing.

## Want the rest of it?

I am Steve Gabison, a Florida broker, licence BK3411036. I wrote this page. New developments are Carolina Peña's desk at BlueBay Brokers, broker, licence BK3288753: she will send you what is behind it, in English or Spanish.

#### The full file

This page is the public read. The file adds the unit-level price list and what is actually left, the developer's land basis and what it says about room on price, the recorded rental language, and a rental underwriting on the specific line you are looking at. No charge.

#### On the purchase

Developers in this pipeline pay a cooperating broker, so having me represent you costs nothing on top of the price. I negotiate the deposit schedule, the credits and the co-broke, with the recorded comps to argue from.

#### Before anything else

The rental policy here is not published, so I will not sell you a management plan on it. I will get the recorded declaration language and tell you what is actually permitted. That has to be true before the rest matters.

## Read next

- [Colette Residences, Brickell, 2028](https://bluebaybrokers.com/buildings/colette-residences)
- [Parkside Residences at Brickell, Brickell, Delivering Q2 2028](https://bluebaybrokers.com/buildings/parkside-brickell)
- [619 Brickell, Brickell, end of 2030 (developer deposit schedule)](https://bluebaybrokers.com/buildings/619-brickell)
- [All the new-development studies](https://bluebaybrokers.com/new-developments)
- [Developer price vs resale on six delivered Miami condos](https://bluebaybrokers.com/developer-price-vs-resale-miami)
- [What a preconstruction deposit costs to hold](https://bluebaybrokers.com/preconstruction-deposit-carry-miami)
- [Buying preconstruction in Miami as a foreign buyer](https://bluebaybrokers.com/buy-preconstruction-miami-foreign-buyer)

## Sources

- [The Real Deal, David Arditi's 2200 Brickell condo project lands $77M construction loan (Oct 2023)](https://therealdeal.com/miami/2023/10/05/aria-development-jv-nabs-77m-loan-for-brickell-condos/)
- [PROFILEmiami, 2200 Brickell achieves temporary certificate of occupancy at 85% sold (Aug 2026)](https://profilemiami.com/miamirealestate/2026/8/11/2200-brickell-achieves-temporary-certificate-of-occupancy-releases-final-collection-of-residences-ahead-of-delivery-at-85-sold)
- [Florida YIMBY, 2200 Brickell receives temporary certificate of occupancy (Jul 2026)](https://floridayimby.com/2026/07/2200-brickell-receives-temporary-certificate-of-occupancy-in-miamis-brickell-neighborhood.html)
- [Commercial Observer, Aria Development scores $77M for boutique condo in Brickell (Oct 2023)](https://commercialobserver.com/2023/10/aria-development-2200-brickell-residences/)
- [OneWorld Properties, "2200 Brickell | Construction Completed", received at newdev@ 30 July 2026](https://2200brickell.com/)

**Method, licence and disclaimers**

**Absorption and closed prices** © 2026 Miami Association of Realtors / SEFMLS via Bridge Data Output, pulled 2026-10-07. Deemed reliable, not guaranteed.

**Developer data.** Unit counts, sizes, pricing and delivery dates are the developer's own and are not verified by BlueBay Brokers LLC, which does not represent the developers named here and receives no compensation from them.

**Not investment advice.** A scenario built from stated assumptions. Deposit carry uses simple interest and ignores tax. The recorded condominium documents govern every legal question raised here. Consult your own tax and legal advisers.

**Rental policy** as published by the developer and routinely amended before closing.