# Icon Brickell

> Source: https://bluebaybrokers.com/icon-brickell
> Publisher: BlueBay Brokers LLC, 1541 Brickell Ave #1201, Miami FL 33129 (Florida broker BK3411036)
> 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.

Miami · Brickell · Tower 3 nightly, Towers 1–2 six months

Icon Brickell Tower 3, the W Miami at 485 Brickell Ave, allows nightly rental with a one-night minimum; Towers 1 and 2, at 475 and 495, require six months. Philippe Starck-designed riverfront towers at the mouth of the Miami River, with a resort-scale pool deck, spa and dining, and Property Management Brickell runs units in Tower 3.

**…** active listings · updated live from the MLS

From the managed portfolio — not a projection

$138,495gross booking income · full 2025

Property Management Brickell, our affiliated management company, operates several short-term-rental units in **Icon Brickell**. This is the actual gross booking income for its best-performing unit's full calendar year — a real number taken from its management statements, not an AirDNA estimate or a market average. (Unit identity withheld; ask Steve for the underlying statement.)

## Available now

Live active listings, lowest price first. Click any unit for the full presentation.

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The evidence

## Five years of Brickell Avenue closings

Every closed 1- and 2-bedroom sale at 485 Brickell Ave from August 2021 to July 2026 — 118 transactions straight from the MLS, across both towers’ full range of floorplans. Not projections, not Brickell-wide averages: this address only.

1BR off the 2023 peak −15.4% $840 → $711 per sq ft

2BR, 2021 → 2025 peak +40.8% $630 → $887 per sq ft

1BR closings, 2021 → 2025 −67% 18/yr → 6/yr — volume has thinned

1BR closing below ask, 2025 6.3% widest gap in the window

### One-bedroom closings

All floorplans, 61 closed sales — the deepest single-bed sample of the three buildings BlueBay Brokers tracks for you.

**Median price per square foot** 1BR closings · n above each bar

**How far under asking buyers close** median sale-to-list gap

* 2021 covers Aug–Dec and 2026 covers Jan–Jul; both are partial years, so their sale counts are not full-year figures.

### The 842 sq ft plan, most recent trades

The tower’s single most-traded 1-bed layout — 23 closings since 2021, the deepest comp set in the building.

| Unit | Floor | Closed | Price | $/sq ft |
|---|---|---|---|---|
| #4207 | 42 | Dec 2025 | $600,000 | $713 |
| #4706 | 47 | Jun 2025 | $650,000 | $772 |
| #4507 | 45 | Dec 2024 | $675,000 | $802 |
| #3607 | 36 | May 2024 | $723,600 | $859 |
| #4907 | 49 | Mar 2024 | $680,000 | $808 |
| #3507 | 35 | Jan 2024 | $650,000 | $772 |
| #4206 | 42 | Oct 2023 | $675,000 | $802 |

#### The correction is real — and volume has thinned with it

$/sf ran from $605 in 2021 to an $840 peak in 2023, then eased back to $711–758 the past two years — a **~15% pullback**. But the bigger change is volume: closings fell from 18 in 2021 to single digits every year since 2023. Fewer trades, not just lower prices.

#### Sellers are negotiating more than they were

The median discount-to-ask widened to **6.3% in 2025**, up from under 3% every year from 2021–2024. Come in with a number, not just the ask.

#### Floor doesn’t move the price much

Since 2024 the per-floor premium on 1BRs is roughly **+$0.52/sf** (n=18) — a 40th floor and a 20th floor trade for about the same per square foot here. Don’t pay up for altitude.

#### The 842 sf plan is your best comp set

23 closings of this exact layout since 2021 — more than any other 1BR plan in the tower. If you’re pricing an offer, anchor here first.

#### What it means if you’re buying a 1BR

Entry is roughly 15% below the 2023 high, sellers are negotiating, and altitude is a view argument, not a resale one. Fewer transactions also means fewer comps — work with a broker who has tracked this specific address, not just “Brickell condos” broadly.

The evidence, part two

## Two-bedroom closings

57 closed 2-bedroom sales since August 2021 — a different cycle than the 1-beds above. Same treatment: every closing, not a curated set.

### All floorplans

57 closed sales, 2021–2026.

**Median price per square foot** 2BR closings · n above each bar

**How far under asking buyers close** median sale-to-list gap

2026 rests on a single closing (n=1) — directional at best, not a trend. * 2021 covers Aug–Dec and 2026 covers Jan–Jul.

### The 953 sq ft plan, most recent trades

One of the tower’s most common 2BR layouts — 14 closings since 2021.

| Unit | Floor | Closed | Price | $/sq ft |
|---|---|---|---|---|
| #3009 | 30 | May 2025 | $885,000 | $929 |
| #3309 | 33 | Oct 2024 | $840,000 | $881 |
| #3609 | 36 | Aug 2024 | $907,000 | $952 |
| #3909 | 39 | Apr 2024 | $950,000 | $997 |
| #2909 | 29 | Apr 2024 | $890,000 | $934 |
| #1909 | 19 | Dec 2023 | $760,000 | $797 |
| #2809 | 28 | Dec 2023 | $939,000 | $985 |

#### The 2-bed market tells a different story than the 1-bed

$/sf climbed almost every year from 2021 ($630) to a **2025 peak of $887** — up 41%. The larger floorplans here haven’t followed the same correction the 1-beds saw off their 2023 high.

#### 2026 is one data point, not a trend

A single closing so far this year, at $700/sf. That’s a below-average sale, not proof of a new direction — wait for more closings before reading anything into 2026 on this floorplan.

#### Negotiating room has opened up here too

2023–2026 closings landed **4–8% under asking**, versus roughly flat in 2021. Sellers are negotiating on both floorplans, not just the smaller one.

#### The floor-premium read here is noisy — don’t over-read it

Since 2024 the per-floor slope on 2BRs is actually **−$2.59/sf** (n=17) — likely sample noise across a handful of closings and sub-plans, not a reliable “lower floors cost more” signal. Treat it as inconclusive.

#### What it means if you’re buying a 2BR

This segment has appreciated more than the 1-beds and shows the same widening negotiating room lately. Volume is thin — when a comparable unit lists, there may not be another for months. Be ready to move.

Your advantage with BlueBay Brokers

## Want the real numbers before you tour?

I’ll pull rental comps, HOA and reserve status, financing options and an honest projected return on any unit here — and represent you through the offer. No cost, no pressure.

SG

Steve Gabison

BlueBay Brokers · Broker Lic. BK3411036

786-622-6285 · steve@bluebaybrokers.com

[WhatsApp Steve](https://wa.me/17866226285?text=Hi%20Steve%2C%20I'm%20interested%20in%20Icon%20Brickell) [Email BlueBay Brokers](mailto:steve@bluebaybrokers.com?subject=Icon%20Brickell)