# Domus Brickell Center: preconstruction prices and deposits

> Source: https://bluebaybrokers.com/buildings/domus-brickell-center
> 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

Domus Brickell Center is a 579-unit short-term-rental tower in Brickell whose studios start at $500,000, about $1,250 a foot. Condominiums delivered since 2023 in the same three postcodes resold this year at a median $1,276. So the entry ask sits at what finished new stock clears, construction is financed ($220M, September 2025), and the developer's first Domus has already delivered on the same avenue.

## 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 579 all at once, to the same buyer pool

Closings per year 768 trailing 12 months, 33130, 33131, 33129, same band

Years of supply 0.8 this building alone

Band closes at $542/sf median of real closings, not asks

| Band, 33130, 33131, 33129 | Closed / 12 mo | Median price | Median $/sf |
|---|---|---|---|
| $400K – $700K | 451 | $550,000 | $542 |
| $700K – $1.5M | 317 | $950,000 | $707 |

**The market absorbs it; phase 1 is the competition**

The two bands Domus sells into closed 768 homes in the trailing year across 33130, 33131 and 33129: 451 between $400,000 and $700,000, 317 between $700,000 and $1.5M. At 579 units the tower is about nine months of that, so the submarket is not the constraint. The closer competitor is Domus Brickell Park, the first phase, delivered in 2026 at 1611 SW 2nd Ave: 22 of its units are listed for resale today and none has closed on the MLS yet. Phase 2 owners will resell into that same pool.

## The market it lands in

Everything for sale in 33130, 33131, 33129 today against everything that actually sold there this past year. This is the pool your resale competes in.

Active inventory 1534 homes listed across 33130, 33131, 33129

Sold, trailing year 1077 recorded closings, every price

Months of supply 17.1 under 6 favours sellers, over 12 favours buyers

Asking vs sold $713/sf asked, against $601/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 33130, 33131, 33129 built from 2023 onward, people who bought new and took delivery, and what their units resell for now.

New stock resells at $1,276/sf median of 25 closings this year

Movement since -21.6% across recently delivered buildings

This building asks $1,250/sf entry residences

Entry vs new stock -2% below zero means you buy new under resale

| Year of resale | Closings | Median $/sf |
|---|---|---|
| 2023 | 1 | withheld, 1 sale |
| 2024 | 5 | $1,628 |
| 2025 | 33 | $1,172 |
| 2026 | 25 | $1,276 |

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

$1,250–$1,500/sf

From $500,000 (studio) to about $1.5M · about 400 – 1,000 sf, furnished · one-bedrooms from $695,000, two-bedrooms from $925,000

Band closes at $542/sf $400K – $700K, trailing 12 months

Listed here today 0 nothing on the MLS

**Entry priced at what new stock clears**

Developer pricing starts at $500,000 for a studio, $695,000 for a one-bedroom and $925,000 for a two-bedroom, up to about $1.5M (Florida YIMBY). On the published 400 sf entry the studio works out near $1,250 a foot. Condominiums built since 2023 in the same postcodes resold at a median $1,276 in 2026 (25 closings) and $1,172 in 2025. Phase 1 one-bedrooms are listed at $768,000 to $840,000, $1,272 to $1,338 a foot. Older stock in the band closes at $542: this is a new-construction price, not a discount on Brickell.

## On the MLS today

Nothing at this address is on the MLS

Not one Active listing at 1034 SW 2nd Ave, Miami FL 33130, pulled 2026-10-07. The building is being sold off-market by the developer's own sales team, which is normal at this stage and has one consequence worth stating: there is no independent asking price to check the developer's price list against, so every size and price on this page comes from the developer or the trade press rather than from a transaction. It is also why this page carries no photograph: the MLS licence that lets us display a listing's images does not extend to a render off a brochure.

## 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 $500,000 at 4.5% simple, 15 months to delivery.

| Milestone | % | Payment | Committed | Held | Carry |
|---|---|---|---|---|---|
| At contract | 10% | $50,000 | $50,000 | 15 mo | −$2,812 |
| 60 days after contract | 10% | $50,000 | $100,000 | 13 mo | −$2,438 |
| At groundbreaking (passed September 2025, due at signing) | 10% | $50,000 | $150,000 | 15 mo | −$2,812 |
| At closing | 70% | $350,000 | $500,000 | 0 mo | −$0 |
| Committed before closing |  |  | $500,000 |  | −$8,062 |

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 $8,062, 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 400 sf.

| HOA at $1.74/sf/month | −$8,352 |
|---|---|
| Property tax at 2.02% of $500,000 | −$10,100 |
| Insurance (HO-6), $3.60/sf | −$1,440 |
| Annual carry, before any income | −$19,892 |

**Thirty percent down, about 15 months to carry**

The schedule is published: 10 percent at contract, 10 at 60 days, 10 at groundbreaking, 70 at closing. Groundbreaking was September 2025, so a buyer today puts 20 percent down at signing and 30 within two months, then carries it about 15 months to an end-2027 delivery (the broker sheet says 2028). Two things to get in writing: the recorded rental clause, because short-term rental is the developer's marketing until the declaration is recorded, and the leaseback terms the broker sheet mentions.

## Delivery risk

| Construction financing | $220M closed September 2025: about $180M of C-PACE from Bayview PACE and $40M from Core Capital, described by the developer as the largest ground-up C-PACE construction financing in South Florida. |
|---|---|
| Presold | 30% at last disclosure |
| Delivery | End of 2027 per the developer at groundbreaking (September 2025); 2028 on the broker sheet, which reports the structure at floor 16 of 35. |
| Developer | North Development, a joint venture of Oak Capital (Ricardo Dunin, Miami) and Edifica (Peru). Delivered Domus Brickell Park at 1611 SW 2nd Ave in 2026 and paid off its $70M construction loan. |
| Rental policy | Marketed as short-term-rental friendly (broker inventory sheet, read 17 September 2026) |

## Recommendation

BlueBay Brokers · Domus Brickell Center

### Buy a one-bedroom, early in the stack

A financed short-term-rental tower in Brickell from a developer that has already delivered one, asking per foot what new stock in the submarket resells for, with about nine months of band absorption for the whole building.

The one-bedroom at $695,000 is the value line against phase 1 one-bedrooms listed from $768,000. Get the recorded rental language and the leaseback terms before the second deposit, and plan the exit around phase 1's resale queue.

## 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.

#### After delivery

Property Management Brickell LLC runs the unit, as it already does across Brickell, and my own host profile carries more than 2,900 reviews at 4.82 as a Superhost. You get the pro forma before you buy.

## Read next

- [Meliá Miami Brickell, Brickell, Delivering 2027](https://bluebaybrokers.com/buildings/melia-brickell)
- [Millux Place, Brickell, Delivering 2028 (marketed Q4 2027)](https://bluebaybrokers.com/buildings/millux-place)
- [One Twenty Brickell, Brickell, Delivering 2028](https://bluebaybrokers.com/buildings/one-twenty-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)
- [Brickell buildings that allow daily rentals, with sources](https://bluebaybrokers.com/brickell-buildings-daily-rentals)

## Sources

- [Florida YIMBY, Domus Brickell Center secures utilities agreement, 35-story tower with 579 units (Jul 2025)](https://floridayimby.com/2025/07/domus-brickell-center-secures-utilities-agreement-35-story-tower-with-579-units-set-to-break-ground.html)
- [PERE, Bayview closes $180m C-PACE development deal for Miami high-rise (Sep 2025)](https://www.pei-privaterealestate.com/credit/bayview-closes-180m-c-pace-development-deal-for-miami-high-rise/)
- [Luxury Guide USA, North Development celebrates the groundbreaking of Domus Brickell Center (Sep 2025)](https://luxuryguideusa.com/north-development-celebrates-the-groundbreaking-of-domus-brickell-center/)
- [The Real Deal, Developers pay off $115 million in Miami condo loans (Jun 2026)](https://therealdeal.com/miami/2026/06/02/developers-pay-off-115-million-in-miami-condo-loans/)

**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.