# Smart Brickell Tower 1: resale prices, rental rules

> Source: https://bluebaybrokers.com/buildings/smart-brickell-t1
> 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

Smart Brickell Tower 1 is one of the few Brickell condo-hotels where the whole cycle is on the record. The developer closed all 50 condos between August 2023 and January 2024 at a median $609 a foot; the nine resales since clear at $982, a 61 percent premium on County area. Today's asks sit at $938, under the resale median. You buy a measured premium, not a promised one, in a building whose rental programme is running.

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

Closings per year 244 trailing 12 months, 33130, same band

Years of supply 0.2 this building alone

Band closes at $573/sf median of real closings, not asks

| Band, 33130 | Closed / 12 mo | Median price | Median $/sf |
|---|---|---|---|
| $400K - $900K | 198 | $580,030 | $573 |
| $900K and above | 46 | $1,250,000 | $800 |

**Sold out in five months, resold nine times since**

The postcode closed 204 homes between $400,000 and $900,000 in the last twelve months, so the ten resales currently listed here are two weeks of ordinary volume. Nine recorded arm's-length resales in a 50-unit building is a real sample for a delivered tower this small, and enough to say the exit exists. The five closings in 33130 on stock built since 2022 sit at $923 a foot, the same shelf as this building's own resales.

## The market it lands in

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

Active inventory 510 homes listed across 33130

Sold, trailing year 322 recorded closings, every price

Months of supply 19.0 under 6 favours sellers, over 12 favours buyers

Asking vs sold $672/sf asked, against $554/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 built from 2023 onward, people who bought new and took delivery, and what their units resell for now.

New stock resells at $1,027/sf median of 6 closings this year

Movement since — across recently delivered buildings

This building asks $1,012/sf entry residences

Entry vs new stock -1% below zero means you buy new under resale

| Year of resale | Closings | Median $/sf |
|---|---|---|
| 2023 | 1 | withheld, 1 sale |
| 2024 | 1 | withheld, 1 sale |
| 2025 | 6 | $1,027 |
| 2026 | 3 | withheld, 3 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

$658–$1,012/sf

Resales from $500,000 · 494 - 1,064 sf · studios to two bedrooms, delivered 2023

Band closes at $573/sf $400K - $900K, trailing 12 months

Listed here today 9 median $897/sf

**The launch cohort's basis, and what the resale market paid for it**

The 50 developer deeds carry a median $340,950, $609 a foot on the County's recorded area. The nine resales carry $535,000, $982 a foot. That is the premium the launch cohort captured, and it is already priced into any resale you buy today: the current asks at $938 a foot are below the resale median, which reads as sellers meeting the market rather than testing it. Divide every ask by the County area before comparing; MLS areas on this building run larger than the deeds.

## On the MLS today

9 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 |
|---|---|---|---|---|---|---|
| [1202](https://bluebaybrokers.com/listing?mls=A12025480) | 1/1 | 571 sf | $505,000 | $884 | $761 | 121 |
| [1701](https://bluebaybrokers.com/listing?mls=A12025366) | 1/1 | 571 sf | $510,000 | $893 | $671 | 113 |
| [1603](https://bluebaybrokers.com/listing?mls=A12086976) | 1/1 | 580 sf | $519,900 | $896 | $665 | 2 |
| [1403](https://bluebaybrokers.com/listing?mls=A11996147) | 1/1 | 580 sf | $520,000 | $897 | $665 | 102 |
| [1502](https://bluebaybrokers.com/listing?mls=A12014115) | 1/1 | 571 sf | $538,000 | $942 | $660 | 60 |
| [1704](https://bluebaybrokers.com/listing?mls=A12083586) | 1/1 | 494 sf | $574,999 | $1,164 | $564 | 0 |
| [2103](https://bluebaybrokers.com/listing?mls=A12061537) | 2/2 | 809 sf | $739,000 | $913 | $652 | 70 |
| [2203](https://bluebaybrokers.com/listing?mls=A11834112) | 2/2 | 809 sf | $759,000 | $938 | $930 | 414 |
| [1801](https://bluebaybrokers.com/listing?mls=A12101201) | 2/2 | 907 sf | $780,000 | $860 | $555 | 1 |

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 A12061537 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 494 sf.

| HOA, not published by the developer | — |
|---|---|
| Property tax at 2.02% of $535,000 | −$10,807 |
| Insurance (HO-6), $3.60/sf | −$1,778 |
| Annual carry, before any income | −$12,585 |

**Nothing to carry, two documents to read first**

Delivered in 2023, so there is no deposit schedule and no delivery risk. The building carries hotel units on its lower floors and the rental programme is the reason it trades at this foot rate, so the two documents to read before signing are the recorded Declaration's rental clause and the condo-hotel operating agreement. Habitat refinanced the three-phase project with $17.7M from Linkvest Capital in May 2025 and is building the third phase, Luxe, for March 2028: more supply of the same product, three doors away.

## How it was built and sold

| Construction financing | Tower 1 was financed by Ocean Bank at launch (The Real Deal, November 2019). In May 2025 Habitat Group refinanced the three-phase project with $17.7M from Linkvest Capital, of which $9M funds the third phase (Commercial Observer). |
|---|---|
| Presold | 100% at last disclosure |
| Delivery | Delivered. The developer's 50 closings ran from 31 August 2023 to 19 January 2024. There is no delivery risk left to price and no deposit left to carry. |
| Developer | Habitat Group, Miami, Santiago Vanegas. Developer and general contractor of all three Smart Brickell phases. HAC Architects with Gensler as design consultant, interiors by Adriana Hoyos. |
| Rental policy | Marketed as short-term-rental friendly, 50 rentals a year per the developer's 2019 launch, condo-hotel units rentable nightly (broker inventory sheet, read 17 September 2026) |

## Recommendation

BlueBay Brokers · Smart Brickell Tower 1

### Buy the resale on the record, not on the pitch

The case for it is that everything a buyer usually has to guess is recorded here: the developer's price, the resale premium, the rental use. A studio or one-bedroom at or under $938 a foot is buying at the resale median of a building whose income programme has been running for three years.

The case against is supply. Tower 2 sits next door and Luxe delivers in 2028 with 131 more units of the same product, so the reseller premium measured here was earned before the competition arrived. Get the Declaration's rental language, the hotel programme's fee schedule and the last twelve months of the unit's own statements before you price the income.

## 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

- [Domus Brickell Center, Brickell, Delivering end 2027](https://bluebaybrokers.com/buildings/domus-brickell-center)
- [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)
- [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

- [The Real Deal, Habitat Group moves forward with Smart Brickell (Nov 2019)](https://therealdeal.com/miami/2019/11/14/habitat-moves-forward-with-west-brickell-condo-hotel-project/)
- [Commercial Observer, Habitat snags $18M refi to finish Brickell condo dev (May 2025)](https://commercialobserver.com/2025/05/habitat-smart-brickell-miami-condo/)
- [Developer site, Smart Brickell Tower I](https://habitatgroup.com/smart-brickell-tower-i/)
- [Miami-Dade County recorded deeds, block 01-4138-177, scanned 17 September 2026](https://www.miamidade.gov/Apps/PA/propertysearch/)

**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.