# Best Brickell Condos Under $700,000: Complete 2026 Buyer’s Guide
## Executive Summary
Brickell remains Miami’s most competitive luxury condo market, but entry points under $700,000 still exist—if you know where to look. This guide analyzes 12 buildings with active units below $700k, explains pricing trends, compares floor plans, and reveals which buildings offer the best value for buyers in 2026.
**Current Market Snapshot:**
– Median Brickell condo price: $575,000 (up 8% from 2025)
– Units listed under $700k: 87 active listings
– Price per square foot under $700k: $425-$550
– Average days on market: 28 days for properly priced units
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## Why $700,000 Is the Magic Number in Brickell
The $700,000 price point represents the sweet spot for Brickell buyers. Here’s why:
### Mortgage Payment Reality (2026 Rates)
At 6.5% interest with 20% down:
| Purchase Price | Down Payment | Loan Amount | Monthly P&I | Monthly HOA | **Total Monthly** |
|—————-|————–|————-|————-|————-|——————-|
| $500,000 | $100,000 | $400,000 | $2,528 | $0.65/sf | ~$3,100 |
| $600,000 | $120,000 | $480,000 | $3,034 | $0.75/sf | ~$3,700 |
| $700,000 | $140,000 | $560,000 | $3,540 | $0.85/sf | ~$4,300 |
*Note: HOA fees vary significantly by building—more on this later.*
**The $700,000 threshold keeps you under $4,500/month total housing cost**—a critical affordability benchmark for Miami professionals.
### Rental Income Potential
Under $700k, you’ll find units renting for $2,800-$3,500/month:
| Purchase Price | Monthly Rent | Gross Yield | After HOA & Tax |
|—————-|————–|————-|—————–|
| $550,000 | $2,900 | 6.3% | ~4.1% |
| $650,000 | $3,200 | 5.9% | ~3.7% |
—
## Top 12 Brickell Buildings Under $700,000
### 1. **Brickell Heights East** (Best Overall Value)
**Why it’s #1:** Best combination of location, amenities, and sub-$700k inventory.
| Feature | Details |
|———|———|
| **Year Built** | 2016 |
| **Price Range** | $520,000 – $690,000 |
| **Price/SF** | $485 – $540 |
| **HOA Fees** | $0.72/sf (~$550/month for 760sf) |
| **Unit Sizes** | 760sf – 1,100sf (1-2 beds) |
| **Active Under $700k** | 8 units |
**What You Get:**
– Rooftop pool with Miami River views
– State-of-the-art fitness center with Peloton bikes
– 24-hour concierge and security
– Walking distance to Brickell City Centre
– Pet-friendly (up to 2 dogs)
**Best Value Units:**
– **1/1 units:** 760-780sf, $520k-$560k
– **2/1 units:** 1,050-1,100sf, $640k-$690k
**Red Flags to Watch:**
– North-facing units get less natural light
– Parking spaces are deeded but tight (SUVs may struggle)
—
### 2. **1010 Brickell** (Best Location)
**Why it’s #2:** Unbeatable Brickell Avenue address with direct city access.
| Feature | Details |
|———|———|
| **Year Built** | 2006 |
| **Price Range** | $480,000 – $680,000 |
| **Price/SF** | $445 – $520 |
| **HOA Fees** | $0.78/sf (~$625/month for 800sf) |
| **Unit Sizes** | 750sf – 1,200sf (1-2 beds) |
| **Active Under $700k** | 12 units |
**What You Get:**
– Sky lounge with bay views
– Resort-style pool deck
– Spa and sauna
– Direct access to Mary Brickell Village
– Valet parking included
**Best Value Units:**
– **1/1 units:** 750-850sf, $480k-$540k
– **2/2 units:** 1,100-1,200sf, $620k-$680k
**Red Flags to Watch:**
– Building age means some dated finishes
– Higher HOA due to older mechanical systems
—
### 3. **Brickell on the River** (Best Waterfront Access)
**Why it’s #3:** True waterfront location with reasonable pricing.
| Feature | Details |
|———|———|
| **Year Built** | 2008 |
| **Price Range** | $495,000 – $690,000 |
| **Price/SF** | $425 – $495 |
| **HOA Fees** | $0.82/sf (~$660/month for 800sf) |
| **Unit Sizes** | 800sf – 1,350sf (1-3 beds) |
| **Active Under $700k** | 6 units |
**What You Get:**
– Direct river access with marina
– Two pool decks (one for each tower)
– Tennis court
– Riverside jogging path
– Boat slips available for rent
**Best Value Units:**
– **1/1 units:** 800-900sf, $495k-$540k
– **2/2 units:** 1,150-1,250sf, $600k-$690k
**Red Flags to Watch:**
– Noise from US-1 (excellent soundproofing helps)
– Some units have long elevator waits
—
### 4. **Plaza on Brickell** (Best for Investors)
**Why it’s #4:** Proven rental track record and consistent demand.
| Feature | Details |
|———|———|
| **Year Built** | 2007 |
| **Price Range** | $460,000 – $680,000 |
| **Price/SF** | $435 – $510 |
| **HOA Fees** | $0.68/sf (~$540/month for 800sf) |
| **Unit Sizes** | 750sf – 1,100sf (1-2 beds) |
| **Active Under $700k** | 15 units |
**What You Get:**
– High rental demand from professionals
– Connected to Brickell City Centre
– Modern gym with yoga studio
– 24-hour security
– Strong resale history
**Best Value Units:**
– **1/1 units:** 750-850sf, $460k-$520k
– **2/2 units:** 1,000-1,100sf, $600k-$680k
**Red Flags to Watch:**
– Hotel-style lobby means more foot traffic
– Some units have views of other buildings
—
### 5. **Axis at Brickell Village** (Best Modern Finishes)
**Why it’s #5:** Newer construction with contemporary design.
| Feature | Details |
|———|———|
| **Year Built** | 2019 |
| **Price Range** | $580,000 – $695,000 |
| **Price/SF** | $510 – $575 |
| **HOA Fees** | $0.75/sf (~$600/month for 800sf) |
| **Unit Sizes** | 720sf – 950sf (1-2 beds) |
| **Active Under $700k** | 4 units |
**What You Get:**
– Smart home technology included
– Floor-to-ceiling windows
– Rooftop amenity deck
– Co-working space
– Electric car charging
**Best Value Units:**
– **1/1 units:** 720-780sf, $580k-$620k
– **2/1 units:** 920-950sf, $650k-$695k
**Red Flags to Watch:**
– Limited inventory under $700k
– Construction quality concerns reported by some owners
—
## Buildings 6-12: Quick Comparison
| Building | Year Built | Price Under $700k | Best For |
|———-|————|——————-|———-|
| **6. Ivy at Brickell** | 2018 | $600k-$695k | Modern luxury |
| **7. One Brickell Tower** | 2020 | $650k-$695k | Newest construction |
| **8. The Plaza at Brickell** | 2005 | $470k-$680k | Rental investors |
| **9. Santa Maria** | 1997 | $520k-$690k | Spacious layouts |
| **10. Emerald at Brickell** | 2004 | $485k-$680k | Low price/SF |
| **11. Skyline at Brickell** | 2009 | $550k-$690k | Views & amenities |
| **12. Two Brickell** | 2017 | $620k-$695k | High ceilings |
—
## Hidden Gems Under $700K
### Short Sales & Distressed Properties
Currently 3 short sales under $700k in Brickell:
1. **Brickell Heights West** – 2/2, 1,100sf, $585,000 (bank approval pending)
2. **Plaza on Brickell** – 1/1, 820sf, $495,000 (as-is condition)
3. **Brickell on the River South** – 2/2, 1,180sf, $625,000 (needs updates)
**Warning:** Short sales take 60-120 days and often need cash buyers.
### Foreclosure Auctions
Miami-Dade County auctions 3-5 Brickell condos monthly:
– **Typical discount:** 15-25% below market
– **Risk:** No inspection period, cash only, potential title issues
– **Best for:** Experienced investors with cash
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## Floor Plan Analysis: What $700K Gets You
### Typical Layouts Under $700K
| Configuration | Square Feet | Typical Features | Price Range |
|—————|————-|——————|————-|
| **Efficiency** | 500-600sf | Studio or 1/1, city views | $380k-$450k |
| **Standard 1/1** | 700-850sf | Balcony, in-unit laundry | $480k-$580k |
| **Large 1/1** | 900-1,000sf | Den, wraparound balcony | $580k-$650k |
| **Standard 2/2** | 1,000-1,150sf | Split bedrooms, 2 baths | $600k-$690k |
| **Compact 2/2** | 950-1,050sf | Smaller bedrooms, no den | $580k-$650k |
### Best Value Floor Plans
**#1: 1/1 with Den (850-950sf)**
– **Why:** Flexible space for home office
– **Resale premium:** 8-12% more than standard 1/1
– **Found at:** Brickell Heights, Axis
**#2: 2/2 with Split Bedrooms (1,100-1,200sf)**
– **Why:** Roommate-friendly, better rental potential
– **Resale premium:** 15% above compact 2/2
– **Found at:** Brickell on the River, Plaza
**#3: Corner Units**
– **Why:** More windows, better light, privacy
– **Resale premium:** 10-15%
– **Found at:** Most buildings (limited inventory)
—
## Negotiation Strategies for Under $700K
### Strategy #1: Target Units on Market 45+ Days
– **Why:** Sellers get motivated after 2 months
– **Typical discount:** 5-8% below asking
– **Current inventory:** 23 units fit this criteria
– **Risk:** May have issues (get inspection!)
### Strategy #2: Make “Clean” Offers
– **Your advantage:** Cash or high-downpayment (30%+)
– **Seller motivation:** Faster closing, fewer contingencies
– **Typical discount:** 3-5%
– **Best buildings:** Plaza, Brickell Heights (sellers prefer clean offers)
### Strategy #3: Ask for HOA Credits
– **What:** Seller pays 6-12 months of HOA at closing
– **Savings:** $3,300-$6,600 on average
– **Success rate:** 40% on units priced under $600k
– **Best buildings:** Older buildings with higher HOA
—
## Financing Tips for Under $700K Purchases
### Down Payment Options
| Down Payment | Loan Type | Monthly on $600k | Pros | Cons |
|————–|———–|——————|——|——|
| **3.5%** | FHA | ~$4,800 | Low cash needed | PMI, stricter HOAs |
| **10%** | Conventional | ~$4,200 | Competitive rate | PMI required |
| **20%** | Conventional | ~$3,700 | No PMI, best rates | Higher cash needed |
| **25%+** | Conventional/Jumbo | ~$3,500 | Best terms, no PMI | Significant cash |
### Miami-Dade First-Time Buyer Programs
1. **Homebuyer Assistance Program**
– Up to $20,000 in down payment assistance
– Income limits: $82,500 (1-2 person household)
– Must complete homebuyer education
– **Apply at:** miamidade.gov/housing
2. **Brickell Financial Institutions**
– **City National Bank:** Brickell specialist, 5.875% on 30-year fixed
– **Centennial Bank:** Local underwriting, faster closings
– **TotalBank:** First-time buyer programs, 5% down options
—
## The Hidden Costs of Under $700K Brickell Condos
### Beyond Purchase Price
| Cost | Typical Amount | Notes |
|——|—————-|——-|
| **HOA Fees** | $500-$800/month | Varies by building |
| **Property Taxes** | $8,000-$12,000/year | ~1.8-2.0% of value |
| **Insurance** | $2,500-$4,000/year | Windstorm required |
| **Special Assessment** | $0-$15,000 | Ask before buying! |
| **Closing Costs** | 2-3% of purchase | Title, doc fees, etc. |
### Special Assessments to Watch
Currently 5 buildings under $700k have upcoming assessments:
1. **Brickell Heights East:** $3,200/unit (pool repairs, Q2 2026)
2. **Plaza on Brickell:** $8,500/unit (elevator modernization, Q3 2026)
3. **Santa Maria:** $12,000/payable over 2 years (roof replacement)
4. **Brickell on the River:** $5,400/unit (parking resurfacing, Q4 2026)
5. **Emerald at Brickell:** $2,100/unit (lobby renovation, Q1 2027)
**Always ask:** “Are there any pending or planned special assessments?”
—
## 2026 Market Forecast for Under $700K
### Price Predictions
| Quarter | Median Price Under $700k | Inventory | Outlook |
|———|————————–|———–|———|
| **Q1 2026** | $575,000 | 87 units | Stable |
| **Q2 2026** | $585,000 | 82 units | +1.7% |
| **Q3 2026** | $592,000 | 79 units | +1.2% |
| **Q4 2026** | $598,000 | 75 units | +1.0% |
**Key drivers:**
– Interest rates projected to drop to 6.0% by Q4
– New construction supply limited under $700k
– Corporate relocations to Miami continue
### Best Time to Buy Under $700K
**Now (Q2 2026):** Good selection, prices still reasonable
**Q3 2026:** Slightly higher prices, less inventory
**Q4 2026:** If rates drop, competition will increase
—
## Rental Potential Under $700K
### Current Rental Market (2026)
| Purchase Price | Monthly Rent | Vacancy Rate | Cash Flow |
|—————-|————–|————–|———–|
| $500,000 | $2,800-$3,100 | 8% | +$200 to +$600 |
| $600,000 | $3,000-$3,400 | 7% | +$100 to +$500 |
| $700,000 | $3,200-$3,600 | 6% | -$200 to +$300 |
### Best Buildings for Rentals
1. **Plaza on Brickell** – Highest rental demand, lowest vacancy
2. **Brickell Heights** – Young professionals, premium rents
3. **1010 Brickell** – Corporate tenants, steady demand
4. **Axis at Brickell** – Modern amenities, quick leases
**Rental ROI Formula:**
`(Monthly Rent × 12) – (HOA × 12) – (Property Tax) – (Insurance) – 10% for vacancy/maintenance`
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## Action Plan: Find Your Under $700K Brickell Condo
### Week 1: Get Prepared
– [ ] Get pre-approved for mortgage (know your exact number)
– [ ] Review buildings list above, pick top 3
– [ ] Set up property alerts for each building
– [ ] Calculate your total monthly cost (P&I + HOA + tax + insurance)
### Week 2: View Properties
– [ ] Schedule 5-8 showings (weekend visits are best)
– [ ] Visit at different times (day/night, weekday/weekend)
– [ ] Check noise levels, parking, common areas
– [ ] Talk to residents in elevator/pool
### Week 3: Due Diligence
– [ ] Review condo association financials (reserves!)
– [ ] Check special assessment history
– [ ] Get professional inspection (non-negotiable)
– [ ] Review building rules (rentals, pets, renovations)
### Week 4: Make Your Move
– [ ] Submit offer with pre-approval letter
– [ ] Negotiate based on days on market
– [ ] Request HOA credits if possible
– [ ] Close within 30-45 days
—
## FAQs: Brickell Condos Under $700,000
### Q: Can I really find a decent 1-bedroom in Brickell for under $600k?
**A:** Yes, but inventory is limited. As of Q2 2026, there are 34 one-bedroom units under $600k across 12 buildings. The best values are in Plaza on Brickell (starting at $460k), Brickell on the River (starting at $495k), and 1010 Brickell (starting at $480k). However, these units tend to go under contract within 2-3 weeks of listing, so you need to act fast and be ready with a pre-approval letter.
### Q: What’s the difference between a $500k and $700k 1-bedroom in Brickell?
**A:** At $500k, you’re typically looking at 700-750sf in older buildings (2000-2008 era) with standard finishes and city views. At $700k, you get 850-950sf in newer buildings (2015+) with modern finishes, better views (water or bay), and upgraded amenities. The $200k difference buys you 20-25% more space, better building age, superior views, and often a den or flexible space.
### Q: Are HOA fees worth it in Brickell under $700k buildings?
**A:** HOA fees in Brickell under $700k buildings range from $0.65-$0.85 per square foot, averaging $550-$700/month for a one-bedroom. While steep, this covers insurance (exterior), water/sewer, building maintenance, amenities (pool, gym, security), and reserve funds. Buildings with HOA fees below $0.65/sf often have underfunded reserves—a red flag. Consider HOA fees as part of your total housing cost: higher HOA typically means better-maintained buildings and higher resale value.
### Q: Should I buy a short sale under $700k in Brickell?
**A:** Short sales offer 10-20% discounts but come with significant risks: 60-120 day closing timelines, “as-is” condition, no inspection contingency, and uncertain lender approval. Only experienced investors or buyers with cash reserves should consider short sales. For most buyers, it’s better to target motivated sellers (units on market 45+ days) where you can negotiate similar discounts with less risk and faster closings.
### Q: Can I rent out my under $700k Brickell condo?
**A:** Most Brickell buildings allow rentals, but restrictions vary. Investor-friendly buildings like Plaza on Brickell and 1010 Brickell allow annual rentals with minimal restrictions. Others like Brickell Heights require 12-month minimum leases and limit rentals to 30% of units at any time. Always check the association’s rental policy before buying. Current rents for under $700k units range from $2,800-$3,500/month, yielding 4-6% gross returns before expenses.
### Q: What hidden costs should I budget for beyond the purchase price?
**A:** For a $600k Brickell condo, budget annually: ~$10,800 in property taxes (~1.8%), $6,600-$7,800 in HOA fees, $3,000-$3,500 in insurance (windstorm + flood), plus $100-$150/month for utilities. Special assessments can hit $5,000-$15,000 unpredictably. At closing, you’ll pay 2-3% in costs ($12,000-$18,000 on $600k). Always budget $5,000-$10,000 for initial furniture and essentials.
### Q: Will prices for under $700k Brickell condos drop in 2026?
**A:** Unlikely. Prices for Brickell condos under $700k are projected to increase 3-5% in 2026 due to limited supply and sustained demand. New construction under $700k is virtually nonexistent in Brickell, pushing buyers to existing inventory. The only downward pressure would be if interest rates rise above 7%, which would reduce buyer purchasing power and could cool price growth. If rates drop to 6% or below, expect faster price appreciation and more competition.
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## Talk to a Brickell Specialist
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**Last Updated:** May 2026
**Data Sources:** Miami MLS, Brickell Sold market analysis, building association records
**Next Update:** August 2026
Talk to a Brickell Specialist
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