South Florida Condo Fee Index · development report · as of October 18, 2026 · Miami, Miami-Dade County
Smart Brickell, Miami: condo fees, what sold, and what is for sale today
As of October 18, 2026, the median monthly-equivalent association fee among 18 active Smart Brickell listings with a usable fee is $662, 33% below the Miami condo median of $981. 18 Smart Brickell condominiums are listed for sale in Miami. 5 of 18 active listings have recorded current asking price below original (27.8%).
Only 3 Smart Brickell condos closed between October 2025 and September 2026, too few for a sold-price median.
Key takeaways
Median listed association fee in Smart Brickell: $662/mo across 18 active listings with a usable fee, 33% below the Miami condo median of $981.
Only 3 Smart Brickell condos closed October 2025 to September 2026, too few for a sold-price median.
18 Smart Brickell condos are for sale as of October 18, 2026 at a median asking price of $495,000; 5 of 18 show a current asking price below original (27.8%).
Median recorded cumulative days on market among active listings: 88.
Small sample: Smart Brickell has fewer than 20 condos for sale and fewer than 20 closings in the window, so single listings move these figures. Read them as indicative and check the counts under each number.
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$662Miami condos $981; 18 listings state a fee
Median condo asking price$495K18 for sale; $938 per sq ft
Recorded below original asking27.8%5 of 18 active records; median reduction $41,000; separate median 5.3% among those 5
Recorded cumulative days88median nonmissing MLS field; not a reconstructed history
Built2023median year built across listings
For Smart Brickell owners
Own a condo in Smart Brickell? The association fee is fixed at sale. The asking price is your decision.
Buyers comparing Smart Brickell 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 Smart Brickell already accounted for.
37.5% of active condo listings in Miami have a recorded asking price below their original list price. For fee comparisons, Smart Brickell, Miami has 18 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 Smart Brickell 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.
37.5%Recorded below original
62.5%Not recorded as below originalMay include unchanged prices, increases and missing-price records; not a never-cut count.
4,885 condos for sale in 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.
For buyers and sellers: The median listed fee is $662/mo among 18 active Smart Brickell listings with a usable fee; the published Miami condo fee sample median is $981/mo. With 18 units for sale and 27.8% recorded below original asking, compare fee coverage before comparing dollars.
The story for media: "18 condominiums are for sale in Smart Brickell, Miami; the median listed monthly-equivalent association fee is $662 among 18 active records with a usable fee; 27.8% of active listings have recorded current asking price below original, according to PBP Real Estate's daily analysis of BeachesMLS data as of October 18, 2026."
What condos actually sold in Smart Brickell, month by month
Only 3 Smart Brickell condominiums closed between October 1, 2025 and September 30, 2026 in listings permitted for internet display, so no sold-price chart is shown. Miami condos overall: 3,999 closings, median $377,000, 93% of original asking.
Where the Smart Brickell fee sits among Miami condos
Smart Brickell median $662/mo against the Miami middle half ($601 to $1,540) and median ($981); 30.4% 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 Smart Brickell the middle half of fees runs $557 to $665 a month ($1.16 per square foot).
What the Smart Brickell fee includes, as entered by listing brokers
Common areas 70.6%
Trash 58.8%
Pool 41.2%
Water 41.2%
Sewer 41.2%
Security 23.5%
Grounds 23.5%
HVAC 23.5%
Cable TV 17.6%
Reserve fund 17.6%
Share of the 17 Smart Brickell 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 Smart Brickell today
18 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.
0%of condos are under contract0 of 18 listings
$41,000median reduction among below-original recordsseparate median reduction 5.3%; both among 5 below-original records
88median recorded cumulative daysnonmissing MLS field; not a reconstructed history
0mention a special assessment0 of 18 listings (0%)
0state an age restriction (55+)0 of 18 listings (0%); confirm with the association
0mention a required membership0 of 18 listings (0%)
0mention a land or recreation lease0 of 18 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.
What do buyers and sellers ask about Smart Brickell?
What is the condo fee in Smart Brickell, Miami?
As of October 18, 2026, the median monthly-equivalent association fee across the 18 Smart Brickell condominiums for sale that state a fee is $662; the middle half runs $557 to $665. That is 33% below the Miami condo median of $981. 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 Smart Brickell sell for?
Only 3 Smart Brickell condominiums closed between October 1, 2025 and September 30, 2026 in listings permitted for internet display, which is below the five needed for a sold-price median. The Miami condo market closed 3,999 sales in the same window at a median $377,000.
How many Smart Brickell condos are for sale, and are prices being cut?
18 Smart Brickell condominiums are listed as of October 18, 2026, asking from $81,000 to $780,000, median $495,000; 0 more are under contract. 5 of 18 active records have current ListPrice below OriginalListPrice (27.8%). Among those 5 records, median reduction is $41,000 and 5.3%; these are separate medians. The remainder is not a never-cut group. Median nonmissing recorded CDOM is 88 days, not an independently reconstructed property history.
Does Smart Brickell have special assessments, age restrictions or membership requirements?
We report what listing agents wrote, not what the association has decided. Among the 18 Smart Brickell listings for sale, 0 mention 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 Smart Brickell 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 Smart Brickell, 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. Smart Brickell is a small sample (under 20 listings and under 20 sales), so read its figures as indicative. 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.
Analyst: Gia Freer, Broker of Record, PBP Real Estate, LLC (Lic. BK689801), available on the record: 561-395-8418.
Nearby Miami developments to compare with Smart Brickell
Straight-line distance from Smart Brickell; median monthly fee and units on the market from the same daily snapshot.
Brickell Ten · 0.1 mi · median fee $1,219/mo · 9 on the market
Method: listings whose MLS subdivision field maps to Smart Brickell 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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