# The Club at Brickell Bay

> Source: https://bluebaybrokers.com/the-club-brickell-bay
> 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 · bayfront · STR-friendly

A 2004 bayfront tower in Brickell’s financial core — short-term-rental friendly, with units managed in-building by Property Management Brickell, so short-stay income here is documented rather than projected. The go-to for a levered STR 1-bed. **City of Miami order.** On 11 August 2026 the city ordered the association to stop stays under 30 days, saying the building lacks the certificate of use for transient lodging; the association contests the order, and no further city action had been published when we checked on 19 October 2026.

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

From the managed portfolio — not a projection

$127,034gross booking income · 12 months to July 2026

Property Management Brickell, our affiliated management company, operates several short-term-rental units in **The Club at Brickell Bay**. This is the actual gross booking income for its best-performing unit over the trailing twelve months — a 2-bedroom, 1,105 sf plan that ran **71.5% occupancy at a $487 average daily rate** across 261 booked nights. 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.)

**Buying here?** The building-level due diligence — leasing rights on record, the licensing stack, agency financing eligibility, assessments and the reserve position — is written up in full: [**Short-term rental due diligence →**](https://bluebaybrokers.com/buildings/the-club-brickell-bay/)

## Available now

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

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## Off-market & pocket opportunities

Four 1-bed units shown directly by the listing agent, each with a sitting tenant in place. Two also happen to be live on MLS — shown here together because the tenancy and commission terms aren't on the MLS sheet.

[Live MLS $460,000 1 BR · 1 BA · 825 sf #2304 · A12012424 **Fastest possession** — 60-day clause, ~Sep 2026](https://bluebaybrokers.com/opportunities/club-brickell-bay-2304-str-analysis) [Off-market $450,000 1 BR · 1 BA · 818 sf #2608 · floor 26 Tenant $3,025/mo to **Nov 2026**](https://bluebaybrokers.com/opportunities/the-club-brickell-bay-2608-str-analysis) [Off-market $445,000 1 BR · 1 BA · 825 sf #3018 Tenant $2,925/mo to **Feb 2027**](https://bluebaybrokers.com/opportunities/the-club-brickell-bay-3018-str-analysis) [Live MLS $445,000 1 BR · 1 BA · 818 sf #1914 · A12006455 Tenant $2,900/mo to **Apr 2027**](https://bluebaybrokers.com/opportunities/the-club-brickell-bay-1914-str-analysis)

**None of these are vacant.** Each carries a sitting tenant paying $2,900–$3,025/month; furniture belongs to the tenant, not the sale. Full tenancy terms, STR pro-forma and financing scenarios are in each unit's analysis above. Listing agent Liana Doganiero (The Keyes Company) is offering a **3% co-broke commission** on all four — contact Steve to coordinate a showing or offer.

The evidence

## Five years of 1-bedroom closings

Every closed 1-bed sale at The Club from August 2021 to July 2026 — 135 transactions straight from the MLS. Not projections, not averages borrowed from Brickell at large: this building only.

Off the 2023 peak −12.5% $623 → $545 per sq ft

Last 12 months −0.9% the correction has flattened

Sales pace, 2026 2.1× 3.2/mo vs 1.5/mo in 2025

Closing below ask 4.1% widest in five years

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

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

* 2021 covers Aug–Dec and 2026 covers Feb–Jul; both are partial years, so their sale counts are not full-year figures. Rates of sale are stated per month to keep the comparison fair.

### The 818 sq ft plan, most recent trades

The building’s most common 1-bed layout. These are the comps an appraiser will reach for — same plan, same building, last 18 months.

| Unit | Floor | Closed | Price | $/sq ft |
|---|---|---|---|---|
| #2014 | 20 | May 2026 | $483,000 | $590 |
| #3314 | 33 | May 2026 | $442,500 | $541 |
| #2514 | 25 | Feb 2026 | $410,000 | $501 |
| #3414 | 34 | Oct 2025 | $420,000 | $513 |
| #2112 | 21 | Aug 2025 | $450,000 | $550 |
| #2314 | 23 | Jul 2025 | $460,000 | $562 |
| #2214 | 22 | May 2025 | $438,200 | $536 |

#### The correction happened — and then stopped

Values ran from $461/sf in 2021 to a $623 peak in 2023, then gave back 12.5%. But the last twelve months moved just **−0.9%**. This is a market that has found a level, not one still falling.

#### Volume is the real signal

2026 is closing **3.2 sales a month against 1.5 in 2025** — more than double the pace. Buyers came back once the price was right. A market that clears is healthier than one holding a number nobody transacts at.

#### The drag is the HOA, not demand

Monthly dues went from **$584 to $705 (+21%)** as Florida’s post-Surfside reserve rules bit. Roughly $120/month of extra carry is what repriced these units. Underwrite the carry, not just the sticker.

#### Height barely moves resale

Since 2024 each floor is worth about **+$0.68/sf** — roughly **$550 a floor** on an 818 sf unit. A 34th floor traded under a 20th this year. Altitude is a nightly-rate and lifestyle argument here; it is not a resale premium.

#### Buyers hold the pen

**16 of 19** closings in 2026 landed below asking, a median **4.1% under** — the widest gap in five years, and up every single year since 2022. Sellers here negotiate.

#### What it means if you’re buying

The entry is roughly 12% cheaper than 2023 and the pace says the floor is in. Price the HOA into your model from day one, don’t pay up for altitude, and expect to close under ask. That is the whole playbook in this building right now.

The evidence, part two

## Two- and three-bedroom closings

The building’s larger floorplans, same treatment as the 1-beds: every closed sale, not a curated set. The 2-bed sample is deep (35 closings); the 3-bed sample is thin (13) and is presented with that caveat front and center.

2BR off the 2023 peak −22.5% $796 → $617 per sq ft

2025 → 2026 YTD −7.0% $661 → $615 per sq ft

Closing below ask, 2026 6.2% vs 2.4% at the 2023 peak

Per-floor premium −$0.39/sf since 2024 — essentially flat

### The 2-bedroom, 1,105 sq ft plan

35 closed sales, 2021–2026 — the same floorplan run at The Club #2423 and #1901.

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

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

2021 rests on a single closing and 2024 on five over four months; both are thin. 2026 is year-to-date (Jan–Jul). Treat 2021 and 2024 as directional, not trend-setting.

| Unit | Floor | Closed | Price | $/sq ft |
|---|---|---|---|---|
| #3123 | 31 | Jul 2026 | $629,000 | $569 |
| #3923 | 39 | Jun 2026 | $730,000 | $661 |
| #1901 | 19 | May 2026 | $680,000 | $615 |
| #1723 | 17 | Feb 2026 | $655,000 | $593 |
| #3501 | 35 | Feb 2026 | $682,500 | $618 |
| #2501 | 25 | Dec 2025 | $710,000 | $643 |
| #2923 | 29 | Aug 2025 | $730,000 | $661 |

### The 3-bedroom / 2-bath, 1,232 sq ft plan

**Read this one with caution.** Only 13 closings in five years, including a full year (2023) with none at all — too thin for a year-by-year trend line. Below is every closing, not a summary.

| Unit | Floor | Closed | Price | $/sq ft |
|---|---|---|---|---|
| #3524 | 35 | Jul 2026 | $775,000 | $629 |
| #2202 | 22 | May 2026 | $1,021,000 | $829 |
| #2424 | 24 | Mar 2026 | $732,000 | $594 |
| #3902 | 39 | Oct 2025 | $833,250 | $676 |
| #3102 | 31 | Aug 2025 | $775,000 | $629 |
| #3824 | 38 | Feb 2025 | $840,000 | $682 |
| #3024 | 30 | Nov 2024 | $815,000 | $662 |

Trailing-12-month median: $775,000 · $629/sf (n=5). One of those five — #2202, May 2026 — closed at $829/sf, well above the other four ($594–$682/sf); likely a premium renovation or view, and the reason to anchor on the median rather than an average. No closings at all in 2023.

#### The correction went deeper on bigger units

2-beds and 3-beds are down roughly **22%** and **16%** off their peaks — steeper than the 1-bed’s 12.5%. Bigger units carry bigger HOA and tax loads, and that’s exactly what the post-Surfside reserve increases hit hardest.

#### This is the most negotiable segment in the tower

2026 closings on the 2BR plan landed **6.2% under asking** — wider than the 1-bed’s 4.1% and the widest of any unit type here. Price a first offer accordingly.

#### Floor still doesn’t move resale

Same finding as the 1-beds: since 2024 the per-floor premium on the 2BR plan is essentially flat (−$0.39/sf). Don’t pay up for altitude expecting it back at resale.

#### Three-bedrooms trade rarely — don’t anchor on one comp

13 closings in five years, with a dead year in 2023 and one clear outlier in 2026. If you’re pricing a 3BR here, ask for the underlying listing photos on any single comp before you lean on it.

#### What it means if you’re buying a 2BR or 3BR

Entry is 16–22% below peak, buyers are closing meaningfully under ask, and altitude is a view argument, not a pricing one. The 3-bedroom market is thin enough that a patient buyer sets the price, not the other way around.

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%20The%20Club%20at%20Brickell%20Bay) [Email BlueBay Brokers](mailto:steve@bluebaybrokers.com?subject=The%20Club%20at%20Brickell%20Bay)