South Florida Condo Fee Index · development report · as of October 18, 2026 · Miami, Miami-Dade County
Brickell On the River, Miami: condo fees, what sold, and what is for sale today
As of October 18, 2026, the median monthly-equivalent association fee among 36 active Brickell On the River listings with a usable fee is $1,000, in line with the Miami condo median of $981. 36 Brickell On the River condominiums are listed for sale in Miami, and 1 more are under contract. 13 of 36 active listings have recorded current asking price below original (36.1%).
Over the twelve months October 2025 to September 2026, 30 Brickell On the River condos closed at a median $540,000, a median 6% under their original asking price.
Key takeaways
Median listed association fee in Brickell On the River: $1,000/mo across 36 active listings with a usable fee, in line with the Miami condo median of $981.
30 Brickell On the River condos closed October 2025 to September 2026 at a median $540,000, 93.8% of original asking price.
36 Brickell On the River condos are for sale as of October 18, 2026 at a median asking price of $579,500; 13 of 36 show a current asking price below original (36.1%).
14.4 months of supply at the current sales pace (36 for sale against 2.5 sales a month).
The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed.
Median condo fee / month$1,000Miami condos $981; 36 listings state a fee
Condos sold: median price, 12 months$540K30 closings October–September 2026; $457 per sq ft
Median condo asking price$580K36 for sale; $516 per sq ft
Recorded below original asking36.1%13 of 36 active records; median reduction $20,000; separate median 3.6% among those 13
Months of supply14.436 for sale ÷ 2.5 sales a month
Built2006median year built across listings
For Brickell On the River owners
Own a condo in Brickell On the River? The association fee is fixed at sale. The asking price is your decision.
Buyers comparing Brickell On the River condos see the listed monthly association fee beside every asking price and weigh the two together. You cannot change the association fee when you sell; you can set the price with the association fee, the closed sales and the current competition in Brickell On the River already accounted for.
36.1% of active condo listings in Brickell On the River, Miami have a recorded asking price below their original list price. For fee comparisons, Brickell On the River, Miami has 36 active listings with a usable listed monthly-equivalent fee, as of October 18, 2026; this community sample is not percentile-trimmed.
The data comes from the segment and recorded fields available in PBP Real Estate's BeachesMLS feed, as of the date shown. Gia Freer, Broker of Record, turns comparable sales and current competition into one written pricing opinion for your Brickell On the River condo, with the reasoning, before it goes live.
No website estimate, no automated number: a written opinion of value prepared by hand, within one business day.
36.1%Recorded below original
63.9%Not recorded as below originalMay include unchanged prices, increases and missing-price records; not a never-cut count.
36 condos for sale in Brickell On the River, Miami. Source: BeachesMLS, as of October 18, 2026. Information is deemed reliable but not guaranteed. Seller Blink Rate™ is the share of active listings with a recorded asking price below the original list price. The denominator is all active listings in the segment. The complement may include unchanged prices, increases and missing-price records; it does not establish a price history. Small sample: 30–39 listings; read with caution.
For buyers and sellers: Sellers here are asking a median $579,500 while the last twelve months of sales closed at a median $540,000, 93.8% of the original asking price. That gap, plus 36 competing units and 14.4 months of supply at the current sales pace, is the pricing reality a Brickell On the River seller starts from; the listed fee median of $1,000/mo among 36 active records with a usable fee is a comparison point, not a quote for a specific unit. Confirm its actual fee and coverage with the association.
The story for media: "30 condominiums in Brickell On the River, Miami, sold between October 2025 and September 2026 at a median price of $540,000, or 93.8% of their original asking price, while 36 remain for sale; the median listed monthly-equivalent association fee is $1,000 among 36 active records with a usable fee, according to PBP Real Estate's daily analysis of BeachesMLS data as of October 18, 2026."
What condos actually sold in Brickell On the River, month by month
30 condo closings from October 2025 to September 2026, median $540,000; bars count sales, dots mark the monthly median where three or more closed
Source: BeachesMLS via PBP Real Estate's brokerage feed, condominium listings permitted for internet display. Active and under contract as of Oct 18, 2026; closed sales October 2025 to September 2026. Deemed reliable but not guaranteed.
93.8%of original asking price, median condo sale97.2% of the final asking price
$457condo sold price per square footasking today $516
81recorded days, closed samplemedian nonmissing CDOM; not measured time to contract
50%cash salesas recorded in the MLS buyer-financing field
93%Miami condos, sold to original asking3,999 city closings, same window
Range $325,000 to $830,000. Sold figures cover listings permitted for internet display and closed between October 1, 2025 and September 30, 2026; they are counts and medians, never an opinion of any unit's value.
Where the Brickell On the River fee sits among Miami condos
Brickell On the River median $1,000/mo against the Miami middle half ($601 to $1,540) and median ($981); 51.8% of Miami condo listings ask less.
Shaded band = 25th to 75th percentile of Miami condo fees for sale today. Source: BeachesMLS via PBP Real Estate's brokerage feed, condominium listings permitted for internet display. Active and under contract as of Oct 18, 2026; closed sales October 2025 to September 2026. Deemed reliable but not guaranteed.
Inside Brickell On the River the middle half of fees runs $880 to $1,283 a month ($0.91 per square foot). 2 listings show a master-association layer on top of the building or enclave fee; totals here sum both. Units that sold in the last twelve months carried a median fee of $984 at the time of listing.
What the Brickell On the River fee includes, as entered by listing brokers
Water 75.8%
Common areas 60.6%
Security 51.5%
Structure maintenance 51.5%
Trash 51.5%
Sewer 48.5%
Building insurance 42.4%
Cable TV 42.4%
Pool 39.4%
Grounds 36.4%
Share of the 33 Brickell On the River listings that state what the fee covers. Utilities, insurance and reserves change what a fee is worth; compare coverage before dollars.
What condos are for sale in Brickell On the River today
36 condos by size, with the median asking price of each group
Source: BeachesMLS via PBP Real Estate's brokerage feed, condominium listings permitted for internet display. Active and under contract as of Oct 18, 2026; closed sales October 2025 to September 2026. Deemed reliable but not guaranteed.
2.7%of condos are under contract1 of 37 listings
$20,000median reduction among below-original recordsseparate median reduction 3.6%; both among 13 below-original records
53median recorded cumulative daysnonmissing MLS field; not a reconstructed history
1mention a special assessment1 of 36 listings (2.8%)
0state an age restriction (55+)0 of 36 listings (0%); confirm with the association
0mention a required membership0 of 36 listings (0%)
0mention a land or recreation lease0 of 36 listings (0%)
Counts of the condominium listings for sale whose agent-written public remarks mention each item; not verified and not a statement about the association. Ask for the budget, reserve study and any assessment resolution before writing an offer.
Which Brickell On the River enclaves, sections or towers have the most for sale?
Condos by sub-community: names as entered in the MLS and grouped by our normalizer; rows with fewer than three condo listings are shown as counts only. The development totals above include every row.
Sub-community
Condos for sale
Under contract
Median fee / mo
Median asking
Recorded below original
Sold, 12 mo
Median sold
Built
S T
18
0
$940
$585K
44.4%
17
$580K
2006
N T
15
1
$1,208
$590K
33.3%
10
$540K
2006
Source: BeachesMLS via PBP Real Estate's brokerage feed, condominium listings permitted for internet display. Active and under contract as of Oct 18, 2026; closed sales October 2025 to September 2026. Deemed reliable but not guaranteed.
What the recorded flags mean for a Brickell On the River buyer
Special assessment mentioned, 1 of 36 listings
A special assessment is a charge on top of the regular fee, adopted by the board for a specific purpose such as a repair, a reserve shortfall or an insurance increase. Ask the association for the adopting resolution, the amount per unit, what it pays for and the payment schedule. Who pays the unpaid balance at closing is negotiable between buyer and seller and should be written into the contract.
Counts are of the listings for sale whose agent-written public remarks mention each item. They are not a statement about the association and the absence of a mention is not confirmation that none applies. Financing terms and eligibility for a specific unit are decided by the lender and its investor, not by this page. Review the association documents, budget and reserve study with your own advisers before writing an offer.
What do buyers and sellers ask about Brickell On the River?
What is the condo fee in Brickell On the River, Miami?
As of October 18, 2026, the median monthly-equivalent association fee across the 36 Brickell On the River condominiums for sale that state a fee is $1,000; the middle half runs $880 to $1,283. That is in line with the Miami condo median of $981. 2 listings show a second association layer (master plus enclave or building); the total shown always sums both layers. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed.
What did condos in Brickell On the River sell for?
30 Brickell On the River condominiums closed between October 1, 2025 and September 30, 2026 at a median $540,000 ($457 per square foot), ranging from $325,000 to $830,000. The median sale closed at 93.8% of the original asking price and 97.2% of the final asking price, after a median 81 cumulative days on market. 50% of those sales were cash. Closings are reported to the MLS with a lag, so the window ends with the last full month; 2 October 2026 closings have been reported so far and are not in the medians.
How many Brickell On the River condos are for sale, and are prices being cut?
36 Brickell On the River condominiums are listed as of October 18, 2026, asking from $359,000 to $979,000, median $579,500; 1 more are under contract. 13 of 36 active records have current ListPrice below OriginalListPrice (36.1%). Among those 13 records, median reduction is $20,000 and 3.6%; these are separate medians. The remainder is not a never-cut group. Median nonmissing recorded CDOM is 53 days, not an independently reconstructed property history. At the last twelve months' sales pace the inventory ratio is 14.4 months; not a sale-time forecast.
Which Brickell On the River enclaves or buildings have the most for sale?
Brickell On the River listings in the MLS carry 2 sub-community names (enclaves, sections or towers). The largest today S T (18 for sale, median fee $940, 17 sold at a median $580,000); N T (15 for sale, median fee $1,208, 10 sold at a median $540,000). Names are as entered by listing agents and grouped by our normalizer; spelling variants can split one enclave.
Does Brickell On the River have special assessments, age restrictions or membership requirements?
We report what listing agents wrote, not what the association has decided. Among the 36 Brickell On the River listings for sale, 1 mentions a special assessment in the public remarks; 0 state an age restriction such as 55+; 0 mention a required club or equity membership; 0 mention a land or recreation lease. Confirm every one of these with the association documents before writing an offer.
How is this Brickell On the River report built and how often is it updated?
Refresh is scheduled daily from PBP Real Estate's BeachesMLS data feed: active and under-contract condominium listings in Miami whose subdivision field names Brickell On the River or one of its enclaves, plus available closings in the twelve months ending September 30, 2026. Use the report's statistical date and qualifying counts. Fees are converted to a monthly equivalent and usable association layers are summed. Medians need five or more records, percentages ten or more; smaller groups are shown as counts. This is a market read of MLS listing data, not an opinion of value about any unit or a statement about the association's finances. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed.
Method: listings whose MLS subdivision field maps to Brickell On the River after normalization (tower, section and phase records merged; master community plus its enclaves), condominiums by tax legal description (a townhouse, villa or house whose legal records a condominium is included), Miami, permitted for internet display in PBP Real Estate's BeachesMLS data feed. Active and under-contract figures are from the daily snapshot as of October 18, 2026; closed sales are from a rolling archive and cover October 1, 2025 to September 30, 2026, the last full month, because closings are reported to the MLS with a lag. Fees are as entered by each listing office, converted to a monthly equivalent, with master and sub-association layers summed. Medians require five or more records and percentages ten or more; smaller groups are shown as counts. Remark-based flags are keyword classifications of agent-written text and are not verified. Nothing here is an opinion of value about any property or a statement about any association's finances. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed.
IDX information is provided exclusively for consumers' personal, non-commercial use, and may not be used for any purpose other than to identify prospective properties consumers may be interested in purchasing. Data is deemed reliable but is not guaranteed accurate by the MLS. Data last updated October 18, 2026.
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