# Domus Brickell Park condos: resale prices and rental rules

> Source: https://bluebaybrokers.com/buildings/domus-brickell-park
> Publisher: BlueBay Brokers LLC, 1541 Brickell Ave #1201, Miami FL 33129 (Florida broker BK3411036)
> Figures read on: 2026-10-08
> 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 Park is a delivered, furnished short-term-rental building in Brickell whose 21 resale listings ask a median $1,279 a foot, level with the $1,276 that condominiums built since 2023 in the same postcodes resold at this year. So you buy finished stock you can rent by the night at the new-construction market price, from a developer that repaid its loan and is building phase 2 a few blocks north.

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

Closings per year 764 trailing 12 months, 33129, 33130, 33131, same band

Years of supply 0.2 this building alone

Band closes at $541/sf median of real closings, not asks

| Band, 33129, 33130, 33131 | Closed / 12 mo | Median price | Median $/sf |
|---|---|---|---|
| $400K – $700K | 448 | $547,000 | $541 |
| $700K – $1.5M | 316 | $950,000 | $706 |

**The market absorbs it; the queue is inside the building**

The two bands Domus trades in closed 764 homes in the trailing year across 33129, 33130 and 33131: 448 between $400,000 and $700,000, 316 between $700,000 and $1.5M. At 171 units the whole building is about 0.2 years of that, so the submarket is not the constraint. The queue is internal: 21 units listed for resale and 11 for rent today, none closed on the MLS yet, months after 120 closings. Those sellers are the price you negotiate against, and Domus Brickell Center's 579 units join the same pool from end 2027.

## The market it lands in

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

Active inventory 1544 homes listed across 33129, 33130, 33131

Sold, trailing year 1074 recorded closings, every price

Months of supply 17.3 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 33129, 33130, 33131 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 $1,637/sf entry residences

Entry vs new stock +28% 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

$1,231–$1,637/sf

Resales $578,000 to $1.2M on the MLS today · about 347 – 975 sf, furnished · launched from the mid-$600,000s in 2024

Band closes at $541/sf $400K – $700K, trailing 12 months

Listed here today 21 median $1,279/sf

**One-bedrooms are the value line**

Studios of about 350 sf ask $578,000 to $629,000, $1,637 to $1,813 a foot. One-bedrooms of 600 to 763 sf ask $768,000 to $980,000, $1,272 to $1,338. Two-bedrooms of 844 to 975 sf ask $975,000 to $1.5M, $1,000 to $1,278 a foot except one at $1,777. Against $1,276 for 2026 resales of post-2023 stock, one- and two-bedrooms sit at the market and studios well above it. Launch pricing ran $500,000 to $1.2M in 2024 (Commercial Observer), so resellers are asking close to launch, not a premium over it.

## On the MLS today

21 listings in this building are Active right now, pulled 2026-10-08. 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 |
|---|---|---|---|---|---|---|
| [313](https://bluebaybrokers.com/listing?mls=A12101692) | 0/1 | — | $569,000 | — | $600 | 1 |
| [1005](https://bluebaybrokers.com/listing?mls=A12101218) | 0/1 | 353 sf | $578,000 | $1,637 | $1,090 | 1 |
| [605](https://bluebaybrokers.com/listing?mls=A12087340) | 0/1 | — | $580,000 | — | $600 | 0 |
| [613](https://bluebaybrokers.com/listing?mls=A12087363) | 0/1 | — | $580,000 | — | $600 | 0 |
| [713](https://bluebaybrokers.com/listing?mls=A12059303) | 0/1 | — | $585,900 | — | $600 | 66 |
| [604](https://bluebaybrokers.com/listing?mls=A12056931) | 1/1 | — | $619,000 | — | $590 | 44 |
| [1104](https://bluebaybrokers.com/listing?mls=A12099750) | 0/1 | 347 sf | $629,000 | $1,813 | $587 | 0 |
| [708](https://bluebaybrokers.com/listing?mls=A12065515) | 1/1 | — | $699,900 | — | $1,030 | 60 |
| [301](https://bluebaybrokers.com/listing?mls=A12056433) | 1/2 | — | $765,000 | — | $1,546 | 37 |
| [306](https://bluebaybrokers.com/listing?mls=A11981022) | 1/1 | 600 sf | $768,000 | $1,280 | $1,090 | 146 |
| [610](https://bluebaybrokers.com/listing?mls=A12069058) | 1/1 | 628 sf | $799,000 | $1,272 | $1,090 | 7 |
| [803](https://bluebaybrokers.com/listing?mls=F10539662) | 1/1 | 600 sf | $799,900 | $1,333 | $1,020 | 279 |
| [510](https://bluebaybrokers.com/listing?mls=A12019041) | 1/1 | 628 sf | $840,000 | $1,338 | $1,090 | 102 |
| [216](https://bluebaybrokers.com/listing?mls=A12096907) | 2/2 | 975 sf | $975,000 | $1,000 | $1,709 | 0 |
| [402](https://bluebaybrokers.com/listing?mls=A12080965) | 1/2 | 763 sf | $975,000 | $1,278 | $600 | 35 |
| [1007](https://bluebaybrokers.com/listing?mls=A12056368) | 1/1 | — | $980,000 | — | $1,098 | 41 |
| [202](https://bluebaybrokers.com/listing?mls=A12042808) | 1/2 | — | $1,000,000 | — | $1,552 | 69 |
| [709](https://bluebaybrokers.com/listing?mls=A12070339) | 2/2 | 860 sf | $1,099,000 | $1,278 | $1,540 | 56 |
| [416](https://bluebaybrokers.com/listing?mls=A12053738) | 2/2 | 975 sf | $1,200,000 | $1,231 | $1,552 | 43 |
| [816](https://bluebaybrokers.com/listing?mls=A12034876) | 2/2 | 947 sf | $1,200,000 | $1,267 | $1,719 | 75 |
| [911](https://bluebaybrokers.com/listing?mls=A12019057) | 2/2 | 844 sf | $1,500,000 | $1,777 | $1,469 | 76 |

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 A12053738 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.

## Carry at delivery

What it costs to own before any income, on the smallest residence of 353 sf.

| HOA at $1.75/sf/month | −$7,413 |
|---|---|
| Property tax at 2.02% of $578,000 | −$11,676 |
| Insurance (HO-6), $3.60/sf | −$1,271 |
| Annual carry, before any income | −$20,359 |

**Nothing to carry, three things to read first**

Delivered, so no deposit. The smallest studio at $578,000 costs about $20,400 a year to own before income: HOA at the listings' median $1.75 a foot, 2.02 percent tax and HO-6 insurance. Nightly rental is how it pays that, through a developer program that moves a unit into hotel inventory from an app. Read three things before an offer: the recorded declaration's rental clause, the program's terms and fee, and the HOA, which runs higher per foot on studios ($1,090 a month on the 353 sf unit).

## How it was built and sold

| Construction financing | $70.6M in 2024 ($54.6M Forman Capital senior, $16M Core Capital mezzanine), repaid in full in April 2026 as the building sold out. |
|---|---|
| Presold | 60% at last disclosure |
| Delivery | Delivered in 2026 (Bridge YearBuilt). The developer reports 120 closings in the first 60 days. No construction risk and no deposit to carry. |
| Developer | North Development, a joint venture of Oak Capital (Ricardo Dunin, Miami) and Edifica (Peru). Now building Domus Brickell Center, 579 units, at 1034 SW 2nd Ave. |
| Rental policy | Marketed as short-term-rental friendly: owners may place their unit in the building's rental program (developer, June 2026; broker inventory sheet, read 17 September 2026); recorded declaration language not yet read |

## Recommendation

BlueBay Brokers · Domus Brickell Park

### Buy a one-bedroom at the market, under list

A delivered Brickell short-term-rental building with its construction loan repaid and 120 closings in 60 days, trading at the price new Brickell stock clears.

The one-bedrooms at about $1,300 a foot are the line to own; studios carry a premium per foot. Offer under list: 21 sellers today and phase 2 coming means the buyer sets the price.

## 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 full closing record unit by unit, what resellers are asking against what they paid, the recorded rental language, and a rental underwriting on the specific line you are looking at. No charge.

#### On the purchase

You are buying a resale here, so the seller's side pays the co-broke and representation costs you nothing. I argue from the recorded closing prices above, including what the current owner actually paid and when.

#### Once you own it

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

- [Parkside Residences at Brickell, Brickell, Delivering Q2 2028](https://bluebaybrokers.com/buildings/parkside-brickell)
- [2200 Brickell, Brickell, 2026](https://bluebaybrokers.com/buildings/2200-brickell)
- [Colette Residences, Brickell, 2028](https://bluebaybrokers.com/buildings/colette-residences)
- [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)
- [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

- [Commercial Observer, Short-term rental condo in Brickell lands $71M in financing (Apr 2024)](https://commercialobserver.com/?p=475734)
- [Florida YIMBY, North Development secures $70M construction loan, breaks ground on Domus Brickell Park (Mar 2024)](https://floridayimby.com/2024/03/north-development-secures-70-million-construction-loan-breaks-ground-on-domus-brickell-park.html)
- [Profile Miami, North Development pays off $70M construction loan at Domus Brickell Park (Jun 2026)](https://profilemiami.com/miamirealestate/2026/6/4/north-development-pays-off-70-million-construction-loan-at-domus-brickell-park)
- [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 2026-10-08. 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.