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Brickell Living May Keep You Safe from Hurricanes

The Atlantic hurricane season officially runs from June 1st to November 30th. Each year, South Florida residents stock up on water, non-perishable foods, batteries, flashlights, first aid items, and prescription medications, just in case South Florida is located in a hurricane track. The peak of the season runs from late August through September, with the most activity taking place on or around September 10th.

With that being said, one of Miami’s safest neighborhoods during hurricane season is Brickell, as the modern condominium and apartment towers in Brickell have been built to meet some of our nation’s strictest building codes. All new constructions are expected to withstand winds up to 175 mph. Brickell is located in one of the regions mandatory evacuation zones, due to storm surge, but, read on to find out what makes Brickell a safe haven during hurricane season.

Brickell - Hurricane Fran 1996

Impact Glass

When a hurricane’s arrival is imminent, most Miami residents worry about putting up storm shutters or boarding up windows; but, Brickell residents don’t have to worry about that potentially dangerous and fastidious task. A large majority of residential buildings in the neighborhood have been constructed or remodeled with hurricane impact glass windows. Said windows have been tested to withstand winds over 145 mph. Fortunately, Brickell residents don’t have to live in total darkness during and after the storm, thanks to strong, shatter-resistant glass.

Vehicle Safety

Vehicles tend to be very prized positions; fortunately, for Brickell residents, most buildings have parking garages where residents can park their vehicles safely. Parking garages keep vehicles safe from falling trees and flying debris. Most parking garages in Brickell are on the 2nd to 12th floors of buildings, making the risk of flood damage to vehicles relatively low for residents.

Power Restoration

Losing power during a hurricane is almost inevitable. However, Brickell residents don’t have to contend to being without power for too long. Brickell is one of the most populated areas of the United States, with an estimated 35,000 people living in the neighborhood, which is just over 1 square mile in size, states the Downtown Development Authority. Brickell is one of the biggest international banking hubs in the nation, so FPL is sure to work diligently to restore power in this “high priority” area.

Food & Beverage Options A Plenty

Brickell has a plethora of places where residents can stock up on food and beverage items such as water, as well as prepared foods. Brickell is home to 3 Publix stores, and countless convenience stores, restaurants, and cafes. Once the hurricane has passed, and power is restored, Brickell will be one of the easiest places in Miami to find groceries and prepared foods.

hurricane florida brickell

Building Standards

Many precautions have been set in place with modern building standards. Some buildings in the area have also been upgraded to tougher construction standards. Many building owners have replaced windows with tempered glass that shatters into tiny cubes, in order to avoid large shards falling all over the streets and sidewalks. Miami-Dade building code requires the first 30 feet of any high rise to be equipped with high impact windows, which can withstand being hit by a nine-pound 2×4 traveling at a speed of 50 feet per second. Above the 30-feet height, Miami-Dade building code is required to use small missile impact glass that can withstand being struck by a small steel ball bearing traveling at 130 feet per second.

With an average of 10 named storms each hurricane season, it’s better to be safe than sorry. Residents living in mandatory evacuation zones, such as Brickell, should plan on where they will flee to ride out the storm, if one comes to the region. However, if staying in your apartment and riding out the storm is the only option you have, then make sure you have enough supplies to last you for a week after the storm passes, in case storm surge flooding cuts off the area to emergency services. Also, if at any point during the hurricane, you feel that your unit isn’t safe enough to withstand the storm, head to the stairwell of your building, as that is the safest and strongest section of any high-rise. Stairwells are sturdy because they are poured-in and reinforced with shear concrete walls. Just be careful that the doors don’t slam shut, or you might encounter a problem with getting out. All in all, just remain calm, cool, and collected during hurricane season.

Best Luxury Condos in Brickell

The Brickell district is home to some of the best condominium developments in all of South Florida. Here is a list of the creme’ de la creme’ when it comes to Brickell condos.

Jade Brickell

Jade Brickell is quite simply one of the most attractive and majestic condo establishments in the Miami area and its exemplary perfection is exhibited in a multitude of ways. Designed by the world renowned Revuelta Vega Leon Architects, Jade Brickell features 338 luxury residences infused with smart technology. Jade is in close proximity to the water and surrounding hotspots providing residences with prime location privy to only the best condo developments. Personally, we would rate the amenities as 5 star and some of the best in all of South Florida; like the 31,000 square feet Tropical Haven, infinity-edge lap pool, reflecting pool, and full service European-style spa. Tremendous floor plans are available at Jade Brickell with the best being floorplan B found in the 1 or the 11 line. These properties come with tremendous views of the bay and are highly sought after units. 

Four Seasons Residences

Just like the world famous 5 star hotel, Four Seasons Residences does not disappoint as it ranks as one of the best condo developments in the Miami area. As the second tallest high rise in Miami, Four Seasons Residences offers astounding views of the bay and city alike. The amenities are top-of-the-line as residents get membership to the fantastic Equinox Brickell gym, full-room service, an assortment of pools and activities, and close access to some of the best restaurants in the city. When we focus on some of the best floor plans that Four Seasons Residences has to offer, units E & F come to mind located at the 41st floor and up. These are corner units with beautiful views of Biscayne Bay. As another prime location development, Four Seasons Residences has become a mainstay at the top of our condo rankings.  

Santa Maria

The Santa Maria built in 1997 has been a mainstay amongst the top condominium developments in Brickell. Developed by the famous Ugo Colombo this 51-story highrise is easily detectable on the Miami skyline and is known for its famous views and tremendous positioning on the waterfront. The amenities at Santa Maria are truly fantastic including: an elegant clubhouse, gazebo and cabana area, underground racquetball court, lighted tennis court, oversized pool, and a secluded courtyard with a tree-shaded path. Residents are also just a short drive away from South Beach, American Airlines Arena, and the rest of Brickell. At the Santa Maria getting a bay facing property is ideal and we recommend the 01 and 02 lines at Tower Level between the floors of 27 and 42. Sporting tremendous floor-to-ceiling windows these circular properties with spacious balconies will provide you with unforgettable views of Biscayne Bay.

Echo Brickell

Echo Brickell is a premier 57-story 180 property condominium development built just recently in 2017. One of the major perks of Echo is customers have a wide variety of properties available ranging from one-, two-, three-, and four-bedroom floor plans, including an exclusive penthouse designed by the famous architect Carlos Ott that is going for a cool $37 million. This penthouse property includes an indoor lap pool, private gym, 23-foot high ceilings, and floor-to-ceiling glass windows. Echo Brickell employs smart technology and features Italian cabinetry, marble floors and countertops, and premium kitchenware. Perfect location in the heart of Brickell and fantastic amenities like the unique vanishing edge pool which overlooks Biscayne Bay makes it even more appealing. We would strongly recommend the 01, 02, and 03 lines at Echo Brickell. The beauty at Echo is the multitude of floorplans available making it a flexible option for potential residents.   

Rise & Reach Brickell City Center

The Rise & Reach Condominium developments feature some of the best locations in all of Miami. In close proximity to Brickell City Centre, this pair of condo buildings enable residents to enjoy a juicy slice of Brickell including all the top-of-the-line restaurants, shops, and entertainment options it has to offer. Built in 2016 by the well-known Swire Properties, Rise & Reach are LEED certified developments with residences that are delivered fully finished and furniture-ready with a choice of two interior finish packages. The two buildings also each have half-acre amenity decks. Residents are given a choice of many property sizes from 1-4 bedrooms. The most preferable floor plans in our eyes at Rise & Reach are 01, 03, and 11 lines. These units are all water facing and are on the higher floors enabling residents to experience tremendous views of Biscayne Bay. 


The Carbonell Brickell Key is located on Brickell Key in Miami, Florida. Carbonell- as one of the very best condos- features sensational views of Biscayne Bay and the Miami river. The beauty of the Brickell Key life is the tango between spectacular urban setting and a “homey” exclusivity feel. Residents of Brickell Key are able to enjoy their own island space while being connected to the larger Miami area. Carbonell a 40-story establishment was constructed in 2005 and offers one to three bed properties along with penthouse options, the condominium building also has 333 properties. From the moment you enter Carbonell Brickell Key you feel the vibe that it exhibits. The porte-cochere entrance welcomes you into a fantastic two-level lobby of water, maple, and marble, with a lobby terrace onlooking the river.


In terms of desirability, few buildings match the allure of the Asia Brickell Key condos. This building by developer Swire Properties features incredible architecture by J. Scott Architecture and is located on Brickell Key. With its waterfront location on the northern side of the island, Asia residents enjoy unobstructed northern vistas of the water as well as the Miami cityscape. The Asia Brickell condos has just 123 units, which means each residence has a tremendous amount of space and a significantly higher sense of privacy as you’re basking in the waterfront boutique living experience. The building’s seventh floor is home to a beautiful urban oasis featuring an infinity edge pool and there are plenty of amenities to make the most of the island living experience. In fact, it’s not uncommon to see Asia residents taking a leisurely stroll near the building or admiring the stunning sunset views thanks to the island location.

Bristol Tower 

Standing forty stories tall right on Brickell Avenue, the Bristol Tower condos elegant contemporary design commands attention. Its location next to the tranquil waters of Biscayne Bay coupled with the lush landscaping and easy access to the bay collectively create a living experience that feels like you’re staying at a resort 365 days a year. The Bristol Tower condo remains another fine example of the unique appeal of living in the trendy Brickell area. Bristol Tower provides a broad array of units to choose from. Go with a two bedroom unit or something larger with five bedrooms, boasting a fantastic array of residential features. Modern kitchens, diverse layouts, balconies with plenty of space, private elevators leading to private foyers, astounding views are all qualities that make the Bristol Tower condos among the finest residences in all of South Florida. Bristol Tower’s amenities further reinforce the feel of living in a resort. Play a round of tennis on the courts, spend the day swimming or sunbathing by the pool, keep the body active in the fitness center, there are plenty of amenities to make use of.

Icon Brickell

Brickell Icon

The Icon triumvirate of Icon Brickell I, II, and III make up some of the best condos in Brickell. Designed by Arquitectonica and developed by The Related Group, the monumental residential development features more than 1,700 condominium units. Beginning with its multi-level entrance, the Icon on Brickell is an impressive design marvel. Modeled after the Maoi structures of Easter Island, the 100 columns that populate the entrance to all three towers are designed by Philippe Starck and stand at 22 feet tall. The well-designed entrance has separate drop-off sections for each tower’s lobby as well as two drop-off sections for the two bayside restaurants. The incredible design of Icon on Brickell continues throughout the lobbies and into the towers. Philippe Starck also designed each tower’s lobby with ceiling heights of 22 feet. Furthering its standout design is the buildings’ amenities layout. From a two-acre pool terrace with three infinity edged pools to a 28,000 square-foot fitness center and spa to five restaurants and even a rooftop pool and lounge called Icon Club 50, the Icon on Brickell is a luxury condominium tower on Brickell rivaling world-class resorts.


SLS Lux is a premium condo establishment built in 2018 and developed by the well-known Related Group. SLS Lux Brickell rises 57 stories high and includes 450 condo residences including 84 luxury condo-hotel suites. The floorplans at SLS Lux range from 1-3 bedrooms and the penthouse options are 3-4 bedrooms. All of the condo residences at SLS Lux Brickell are fully finished and infused with Smart Home technology, Italian cabinets, rain showers in the master bath, and floor-to-ceiling walls leading to a spacious balcony. SLS Lux is located in the heart of Brickell near the hotspots of Mary Brickell Village and Brickell City Centre. The premier lines at SLS Lux in our opinion have to be the corner properties 01, 04, 05, and 09. All of these properties are spacious and have tremendous wrap around balconies that provide amazing views. The only limitationsto SLS Lux properties is the distance away from water. 

Ultimate Guide to Renting a Condo in Miami

1. Looking for the best possible condo for you! 

The search is the first step to renting your very own condo. Keep in mind that the Miami area is filled with a multitude of enticing condo options and we here at Brickell.com are confident that our listings are the best and most comprehensive available. Head over to our rent tab where you will see a dropdown of all the best rentals in Miami. You can search by specific neighborhoods like Brickell, Brickell Key, Downtown Miami, Edgewater Miami, and Midtown. 

2. Contact Us!

Ok, so you’ve settled on a property that you think is right for you. Great! Now its time to get in touch with us using the Request Details Form on the left side of each property page. It is very important that if you are interested in a property you contact us within 6 weeks of your planned move-in date. This is due to the fact that landlords prefer to avoid keeping the property vacant for extended periods of time. 

3. Let’s Meet!

After you complete the Request Details Form one of our specialized agents will reach out to you to arrange a date and time to take you for a walkthrough of the property. Our agent will work according to your preferences and will recommend other options based on what you desire if your first option doesn’t fit your needs. 

4. This step is if you are unable to visit the property.

If you are unable to come along with our agent to visit the property we will be happy to use Facetime, Whatsapp or take a video to give you a thorough walkthrough of the property. We will also take detailed pictures and provide all the information you need to make the right decision. If you have any questions or concerns throughout the process do not hesitate to ask our agent.

5. Sign the Contract and Make the Offer

After you have made your decision to rent the property you will submit an offer through a Contract to Lease that your Realtor will prepare and forward to you to e-sign. If your offer gets accepted, the following step would entail the landlord signing a formal lease which is usually prepared by the landlord’s agent or attorney.

FAQ – Commonly Asked Questions

1. In Miami is the Real Estate Commission covered by the landlord?

Yes, in Miami the Real Estate Commission is covered by the landlord so the tenant does not have to pay at all. In other major cities like New York this not the case however.

2. How does payment work when renting a condo in Miami?

In Miami first and last months’ rent is paid upfront along with a one-month security deposit when leasing a condo. Keep in mind that most apartment buildings have lower deposit requirements which we provide on Brickell.com.

3. What are the documents that I should have prepared when making an offer to lease a condo in Miami?

The documents that are absolutely necessary when making an offer are your Photo ID, Proof of Funds(employment offer letter or 3 most recent pay stubs), and your most recent credit report with the credit score. This is necessary because some Landlords decide to go through their own approval process which mirrors the Association approval process. This is carried out first to see if they will agree to the Lease with you. 

4. When you rent a Miami condo who pays monthly condo association fees?

In Miami, the monthly condo dues or maintenance fees are paid in full by the landlord. Among the utilities covered include water, sewage, and trash removal. In the newer buildings, the condo dues may also cover services like TV and/or internet.

5. Is it possible to sublease a rented condo in Miami?

Unfortunately subleasing through AirBnB and other services is not permitted in Miami. You can only use these services if you own a property. 

6. What should I keep my eyes open for during the walkthrough?

Your agent will assist you in this process but be on the lookout for:

  • Cleanliness of the unit
  • Any damages that have not been reported
  • Fully functional appliances

Remember that you and your agent will be taking photos and videos the day of you gaining possession of the unit to document the condition. 

7. When will I receive my security deposit back from the landlord?

According to Florida law, the landlord has a total of 15 days to return your deposit if there are no damages. If the landlord decides to claim for damages, a written notice must be provided to the tenant by certified mail along with the landlord’s reason for writing the claim. If the tenant does not dispute the claim within the 15 day period of receiving the notice, the landlord must return the balance of the security deposit within 30 days after the notice was received.

8. After the expiration date on the lease, what should I do to get my deposit back?

Make sure you reference your lease. The standard Florida lease allows for normal wear and tear when it comes to renting a condo in Florida. Although, if the lease was drafted by the landlord’s attorney different stipulations may be involved. It sometimes occurs that landlords demand the property to be in the same or as close to the same condition as it was when the lease began. 

9. How long does it take to get back a Common Area Deposit?

1-2 weeks is the normal time frame following moving out of the building and contacting the building’s management office to formally request the return of your deposit.

10. What about breaking a lease if you’re renting?

Breaking a lease is not recommended but if you need to the fine is typically a 2-month penalty. 

Best Short-Term (Airbnb) Rental Buildings in Brickell

Short-Term Rental Developments in Brickell

Miami is one of the country’s prime tourist hotspots and makes for an enticing location for investors interested in buying a condo specifically for its value as a short-term rental investment. Brickell is one of the best neighborhoods in Miami to engage in short-term rentals. The process of engaging in short-term rentals is tricky though so be sure to follow through with all the steps. Miami has the steepest short-term rental fines in the country so you should be meticulous in your hunt to acquire the perfect condo. Miami represents a massive market for vacation rentals. It is one of the prime places to engage in short-term rentals, so definitely look for the right condo building, just pay close attention to the fine print of not only local condo association bylaws but the rules governing each area of Miami-Dade County.

Short Term Rental Scenarios to be aware of:

  • You may encounter a condo building that doesn’t allow rentals unless you have owned the condo for a year or two
  • Most condos do not allow less than 6 month rental periods
  • In buildings where short-term rentals are allowed, many condo associations limit total number of allowable times you can rent per year
  • Condos that allow owners to rent out short-term rentals, may have rules restricting leases to 90 day minimums, 30 day minimums, and some may even permit daily rentals

Legalities condo owners in Miami-Dade County must follow to legally issue a short-term lease include:

  • Hosts are responsible for guests knowing all applicable rules of the building
  • If the condo in question is within 2,500 ft of a school, owner must perform a thorough search of sex offender registries to make sure that no guests who have records stay on the grounds
  • Hosts must be available at all times to deal with problems arising with the police
  • Owners must acquire a certificate of use for a property as a rental 
  • Hosts must maintain a registry with the names of all renters, including the guests of those who rent the property
  • According to the Miami Herald: “The maximum overnight occupancy at any short-term rental should not exceed two people per room, plus two per property for a maximum of 12. During the day, capacity is limited to 16 people”

New Short-Term Rental Construction: 


One of the most innovative and anticipated projects of the next couple of years, Natiivo condos in Miami is going to be something to behold. The luxurious Natiivo condo powered by Airbnb is being designed to encourage and support home-sharing. One of its unique primary advantages is allowing short term rentals without restrictions to owners. Natiivo is being developed by Newgard Development Group who had previously completed Centro tower in downtown Miami in 2016. Centro had been known for its innovation at the time with its car-less building and no parking garage. As of this moment Natiivo’s Miami project, with a planned 604 units, is expected to open around mid-2022, with prices beginning at a cost-effective $300,000.

At Natiivo property owners have the ability to rent their homes. In total they will have four distinct options:

  1. Use their condo as a primary residence
  2. Let Natiivo rent their condo
  3. Utilize their condo as a vacation home
  4. Rent out their condo by themselves through Airbnb

Smart Brickell 

Smart Brickell Condos is located in the booming Brickell financial district in Miami, Florida. Smart Brickell will consist of three towers, the first tower is already under process for contract. Smart Brickell is designed by the renowned interior design firm Arquitectonica Interiors who explores the challenges to develop design solutions capable of addressing a bold and modern aesthetic while offering clients two key features that align with our SMART philosophy: smart architecture and smart interior design. Smart Brickell is a LEED certified development. Each Smart Brickell property features Nest , LIFX, ALEXA, and “SmartCondo” the concierge app that integrates all the SMART functions of the properties.

Short -Term Leasing at Smart Brickell

  • Lease Back Program
    Smart Brickell offers the opportunity to manage and rent your property through the building’s hotel services.
  • Short Term Rental
    Smart Brickell units are 100% approved for sub-leases through Airbnb’s platform.
  • Individual Rent
    Owners can choose how or to whom they rent their property.
  • Personal Use
    Smart Brickell’s location and amenities make it the ideal housing option for young professionals.

 Yotel Pads

YOTELPAD Miami Condos are located in the financial hub of Downtown Miami. This contemporary condo experience consists of 231 Residential Units and comprises of Floors 15-31 of the YOTELPAD building. YOTELPAD located in Downtown Miami will be positioned within walking distance to many of Miami Florida’s hottest and trendiest restaurants, including high-end shopping and major entertainment venues as well. Brickell, South Beach, Miami Beach, and the Miami International Airport are all just minutes away. YOTELPAD is unique in that it will include shared amenities as well as exclusive spaces for owners. With no rental restrictions, ownership of these brand new homes makes the perfect experience for anyone looking to purchase in Downtown Miami.

 Existing Short-Term Rental Construction:

Icon Brickell Tower 3

Icon Brickell Viceroy Tower 3 or the West Tower is located in the heart of Brickell. Standing 50 stories tall, Icon Brickell Viceroy Tower 3 has 520 units, 148 of which are resort units. Condo units offered are studios to two bedrooms. Icon Brickell was developed by The Related Group and designed by the world-renowned architects at Arquitectonica. Philippe Starck was the interior designer. On-site trendy and fine-dining options at Icon Brickell 3 include La Cantina No. 20, Cipriani, and American restaurants 15th & Vine Kitchen & Bar. The central location of Icon Brickell 3 makes it a close drive from an assortment of hotspots like American Airlines Arena, Adrienne Arsht Center for the Performing Arts, Marlins Park  Bayfront Park, the Design District, and the Port of Miami. As a result of the hotel component, Icon Brickell Tower 3 has the least restrictive rental policy. Short-term rentals are permitted. Tower 3 condo owners may rent their units on a daily, weekly, monthly, or annual basis.

The Club at Brickell Bay

The Club at Brickell Bay is renown for luxury waterfront living.  Located in the heart of the booming Brickell district of Miami, Florida at 1200 Brickell Bay Drive, the building is merely one block from Biscayne Bay.  What once was primarily a financial district is now a thriving residential community offering a live-work-play lifestyle that was made famous in areas like New York City. The Club at Brickell is the epitome of this lifestyle with in-house amenities that include restaurants and shops. At 42-stories high, The Club at Brickell Bay is 411 feet tall lending residents skyscraper city and bay views amid 643 spacious units. The Club at Brickell Bay also occasionally functions as a hotel inviting visitors from around the world to experience the lush lifestyle of this exclusive building. This makes it a hot short-term rental location. Rooms are available with full or partial city and bay views. Just like the condominium units, each room features a fully equipped kitchen. They also include high-end linens, down comforters, contemporary furniture, cable television, DVD players, and high-speed Internet access.

Fortune House 

Fortune House condo in Brickell Miami is a condo-hotel located in the heart of the neighborhood adjacent to the always popular  Mary Brickell Village. The Fortune House condo building was constructed in 1998 with 296 condo units. The condominium stands 29 stories high with the floor plan ranging in size from 600 to 1,000 sq ft. The building consists of one and two-bedroom units. The Fortune House condo at Brickell Miami offers a wide variety of amenities such as a heated pool, exercise facility, valet, security and covered parking. Fortune House Hotel features units appointed for both short- and long-term stays. 

zaha hadid 1000 museum miami penthouse living room

Unit of the Month: Zaha Hadid Architect’s $20 Million Penthouse at One Thousand Museum

Rising up 62-stories, One Thousand Museum by Zaha Hadid Architects will be one of Miami’s most iconic projects once it is completed. Designed by the late Zaha Hadid, the building’s unique and futuristic exoskeleton is unlike anything Miami has ever seen. Today, we’re taking a look at 1 of 3 penthouses still available–#5301.


zaha hadid 1000 museum miami penthouse kitchen

The living room and kitchen area of penthouse #5301. Photo via Zaha Hadid Architects.

The 5-bedroom penthouse encompasses the entire 53rd floor and is asking for a cool $20.485 million. The open layout offers a staggering 10,000 square feet of living space, including seven bathrooms, two powder rooms, and a media room. The unit boasts views of Museum Park, Biscayne Bay, and Miami Beach, which can all be viewed from the 1,100 square feet of terrace. The design flaunts Italian Lualdi doors, statement apure lighting, and a contemporary Poliform kitchen.


zaha hadid 1000 museum miami penthouse bathroom

The bathroom of penthouse #5301. Photo via Zaha Hadid Architects.

Some of the building’s amenities are located on the top two floors of the building: They include an aquatic center, garden areas, event spaces, health spa and gym, private theater, art gallery and a rooftop helipad.

If you or anyone you know are looking to buy or sell real estate in Miami, please email me at andres@brickell.com.



Brickell skyline 1 - Brickell com

The Ongoing Demand for Brickell Real Estate


Being young is the most powerful element in creating long term wealth with real estate investments. But being young alone does nothing. You must couple it with knowledge and action. And you must be bold. Over time, your investments will grow with inflation, your debt will gradually amortize, and provided you do not sell your best assets, with a little luck you will become immensely wealthy.

And so, exactly how do you acquire knowledge?

Follow the following simple steps with persistence and tenacity:

  1. Pick the one industry that interests you most (e.g., multifamily, office, retail, industrial, hotels, etc.). Focus 100% of your attention on that industry. Later, when you are worth $100 Million+ you will be able to pick a second industry for fun. Focus is the key.
  2. Spend endless hours driving around your city learning everything about different geographical areas. Good areas, emerging areas, gentrifying areas, expensive areas, poor areas, areas where the city is growing into, etc. Notice every little detail about them. Real estate is a highly localized business. Look only in areas you truly understand, or are willing to learn and understand. Notice everything unique and relevant about them. Develop that special eye that separates you from the next guy.
  3. Once you focus your attention on a few areas (tend to stay away from high end areas as economic returns normally tend to be better in more challenging areas that are improving and where you can bring value added), spend endless hours driving around your city inspecting every detail about the specific properties that catch your attention (e.g., size, construction, type of tenants, rental rates, stability of tenants, types of construction, etc.).
  4. Go home and read everything online about your city, the industry you selected (remember, start with only one!), the economics of the type of property you selected, the appraisal methodologies for such properties, the capitalization rates (cap rate) as function of risk, and the best and most successful realtors in that specific market.
  5. Become friends with one or more of the more successful commercial realtors in that industry in your hometown. A good realtor is worth her/his weight in gold. They tend to be friendly and accessible. Simply look up which ones have the listings. Exchange valuable industry information with them from time to time so the relationships flourish. Learn from her/him everything about the business you can. Ask them to put you on their mailing list. Resist negotiating their commissions. Otherwise, you will never get the really good deals.
  6. Befriend the commercial loan officer at your local bank. Ask her/him what is their appetite for financing the type of property you are seeking. If they do not finance it themselves, ask her/him who does and go talk to them. Be sure to always keep up with what terms of financing are available (loan to value/purchase price, interest rates, term, length of fixed rate, personal guaranty requirements). This knowledge is fundamental in this business.
  7. Review closely the most recent sales and focus on the economics of each such sale (e.g., cap rate (which is always a function of location and risk), location, property condition, motivation of seller, special issues with the property, etc.). Be sure you understand where the market (i.e., cap rates, demand, supply, investor appetite) lies at that moment.
  8. Study and ascertain at all times where in the economic cycle you are in at the present moment in time. Values of properties oscillate depending on where you are in the economic cycle. Cycles typically last between 7 to 12 years. You always want to buy at the bottom and never at the peak. Learn to resist the herd mentality. It can destroy your financial security. Buying commercial real estate in 2006 was disastrous to many buyers. Buying in 2010–2011 proved mostly quite insightful and profitable (at least it did for us).
  9. Review online listings periodically (there are many services that offer this service, including some free ones (such as loopnet) and learn more about why certain listings linger longer than others. Normally it is because some sellers aspire unrealistically high prices. Search for “off market”opportunities from local realtors and property owners as these often result in better values.
  10. After following all these steps, write down specifically the attributes of the property you wish to purchase (create an “envelope of attributes”). Include the parameters for price, down payment, financing terms, cap rate, location, condition and how you are going to operate the property (are you going to operate it yourself or are going to outsource management?). Stay faithful to that envelope.
  11. Research every property for sale within your envelope until you land one that meets your established criteria.
  12. Then, arm yourself with as much courage as you can. Then go for it. Use a good local real estate attorney who comes highly recommended. Be extremely disciplined in not exceeding your price threshold. FYI, for me only about one in 10 typically gains traction. Do not despair. Be very patient.

An important element to remember is that if you buy and then sell your entire life, the day you retire you will have little or nothing to show for it. You will have spent your fortune. Instead, always retain your gem properties as these are the ones that over time will make you very rich. Resist at all cost selling these!

Be gentle and conservative. Do not over-extend. Do not over-leverage. Always have cash for a rainy day. When everyone is exuberantly buying, run for the hills. When everyone is frightened and not buying, wait for prices to drop, return from the hills, and carefully purchase the best quality assets you can find. Again, be a contrarian and avoid the herd mentality.

One final piece of advice: Make it a point that every deal you close is win-win-win for everyone involved. You, the counterparty buyer or seller, the realtor and the lender. Always leave some money on the table for others. Make sure you endeavor for everyone to leave the closing table reasonably happy. Always strive to do the right thing. Never be dishonest, nor even betray an appearance of dishonesty in your dealings. These are fundamental principles in this (and probably every) business. It will ensure you be first in line for the best deals, it will make your life (and others) much more enjoyable, and it will make this world a little better place.

The beautiful thing about real estate is that if you follow these simple steps, you will have lots of fun, over time will create great wealth, and you will be able to help others and leave a legacy to your children and your favorite philanthropic cause.

Good luck!

Brickell skyline - Brickell com

The Ongoing Demand for Brickell Real Estate

Supply versus demand is the key component of the real estate market. Investor’s live by this concept as if it were a mandated law. Supply versus demand is a very simple concept to explain and understand. For instance, if there is a low inventory of condos, but high demand from a vast amount of buyers, then the market is “hot” and prices soar per square foot. However, if there is a large inventory of condos, but a low a demand from fewer buyers, then the market slows, as inventory peaks, and prices begin to come down in a scramble to sell more units.

Currently, Brickell is seeing a surplus in units, and not enough buyers to snatch up all the units. Brickell’s skyline is ever changing, and as the skyline changes and grows, so does the market.

In late 2014, Brickell saw a great deal of preconstruction and resale units being purchased by international buyers. That demand remained steady until 2015 when buyers from struggling economies, especially in Latin America, could no longer afford such extravagant purchases.

With the increase in inventory and slowing sales, Brickell’s condo market is seeing a shift in supply. Once where there weren’t enough condos to satisfy the purchasing needs of buyers, now there are too many condos on the market. New buildings, such as Brickell House, Brickell City Centre, Nine, SLS, and Brickell Heights have opened; and, more new developments such as Panorama, Brickell Flatiron and Solitar are slated to open in the near future.

As Miami has a keen fascination with all things brand new and shiny, some of the most recently move-in ready buildings are seeing a decline in sales, while the preconstruction developments are seeing an increase in sales. These new developments are leading to the over abundance of units for sale in the area.

However, don’t be fooled thinking that you can snatch up amazing units for low prices. Units in established high-end buildings like the Santa Maria, Bristol Tower, and Asia are in high demand because of their amenities and waterfront views. Also, in newer and preconstruction developments, penthouses with high ceilings, limited corner units, and units with large terraces are in high demand, and haven’t depreciated in cost or value.

Miami-Dade County has a surplus of $1 million plus units, which most residents cannot afford. With that being said, the demand for rental apartments in Brickell, and South Florida, for that matter, is steadily increasing. Brickell’s population growth and Florida’s current state of low homeownership is what is mostly pushing this demand for rentals.

If you are interested in purchasing a Brickell condo as your residence or as an investment, contact Andres Larin at Brickell.com or at (786) 306-4287. Brickell is currently seeing a development boom with improved public transportation, including an extension of the Metromover directly to the airport and the Brickell Trolley; as well as a boom in luxury dining, entertainment, and shopping. You definitely don’t want to miss out on your chance to own a slice of this cosmopolitan area.

panorama tower larin1

Panorama Tower Soars Over Brickell

Brickell is now home to the tallest building in Miami; and, thus far, the tallest residential building on the eastern seaboard, south of New York City. The Panorama Tower is located at 1101 Brickell Avenue, and stands complete at 868 feet tall. This mixed-use skyscraper is slated to open in late 2017.

Kobi Karp originally designed the building, which is owned by Tibor Hollo, an American real estate developer, in 2006. However, due to the real estate bubble in the United States, the construction of the building was postponed. Fast forward to 2013, Hollo contracted Moshe Cosicher of AIA Architects to redesign the project. Zyscovich Architecture was hired to serve as the interior designers of this lavish project.

Panorama Tower - Brickell Larin

Brickell Specs that Impress

The 85-story Panorama Tower houses 821 luxury residential apartments, along with a 19-story pedestal, which includes a 208-room boutique hotel owned by Hyatt. The opulent residential units range from 1,150 to 2,000 + square feet, and feature, one, two, or three bedrooms. The units offer private dining rooms, with separate wine rooms.

The Panorama Tower is the largest building in Miami, in terms of gross floor area. The development has between 2,600,000 to 3,000,000 square feet of space. In addition to the hotel and apartments, the complex has 100,000 square feet of medically oriented office space, as well as 500,000 square feet of high-end retail space.

Abundant Amenities at Panorama Towers

Without a doubt, a development as grand as the Panorama Tower is sure to offer residents superb amenities. Among the amenities are an enormous gym, a steam room, a spinning studio, a yoga studio, a spa, four pools, and a pool deck restaurant. The 24/7 lobby offers security, concierge, and valet services.

Residents have access to a wrap around pool deck on the 22nd floor. This pool deck offers breathtaking views of the Miami skyline, Biscayne Bay, and the Atlantic Ocean.

The Panorama Towers also has three private movie theaters for screenings or private events, a pet daycare, a recording studio, and a cyber café. This state-of-the-art building offers electric car-charging stations for visitors and residents.

If you are interested in learning more about this fantastic development that has dramatically transformed the Brickell skyline, then contact me at Brickell.com and I will be more than happy to share information regarding units in this prestigious development.


Top 3 Brickell Pre-Construction Projects

Brickell has a plethora of luxury condominiums built and move-in ready; however, Brickell’s pre-construction market continues to be a hot commodity. For those seeking to be the first residents to live in a unit, and experience all the glorious perks of a brand new building, Brickell is the place to experience the best of Miami’s pre-construction boom. This fantastic Miami neighborhood offers residents countless haute dining and opulent shopping options, as well as luxurious living spaces and great job opportunities. Take a look at the top 3 Brickell pre-construction projects, and be ready to move-in to the neighborhood.

Brickell Pre-Construction

One River Point

The One River Point condominium development is a lavish pre-construction development that will be located in the Brickell/Downtown Miami area along the Miami River. This development, which was designed by Rafael Vinoly, and was developed by Shahab Karmely, is expected to be one of the most iconic buildings in Miami’s skyline. The development will consist of two twin, 60-story towers that will be joined by a floating glass skybridge. All 404 residences in One River Point will offer residents beautiful views of Biscayne Bay, the Miami River, and the Brickell and Miami skylines. One River Point will grace residents with high-end amenities such as white glove concierge services, an 8,000 square foot riverfront restaurant and lounge, a 6,000 square foot fitness center, a poolside café, and a restaurant with butler service.

Aston Martin Residences

The Aston Martin Residences is a swanky development in the Brickell/Downtown Miami area. The development will be located on the vacant waterfront lot that is located immediately east of the Epic Residences. Located at the mouth of the Miami River, the Aston Martin Residences will offer residents breathtaking views of the entire area. The Aston Martin development was designed by Luis Revuelta from Miami and Bodas-Miani-Anger from Argentina. The building will rise 66 stories tall, and will include 391 condos. Hence its namesake, a design team from Aston martin will design the condo tower’s common areas and amenities, which include a fitness center, a spa, and a gorgeous lobby. Units will range in size from 698 square feet to 18,811 square feet. Construction of this highly desired building will begin in Fall of 2017 and will be completed by 2022.

Brickell Flatiron

Brickell Flatiron is said to be the most ultra-luxurious preconstruction development in Brickell. The building is slated to rise 64 stories high, and will include 548 condos. Brickell Flatiron was designed by world-renowned Revuelta Architecture International, and developed by Capital Group and CMC Group. Opulent amenities are aplenty at Brickell Flatiron, which boast a rooftop pool, a state-of-the-art fitness center, a cigar room, and a wine room. The onsite spa, Sky Spa, offers residents a hydrotherapy circuit with full amenities. Additionally, the Flatiron Theater will feature stadium seating and a concierge app that will meet the desires of even the most discerning individuals. Completion of this development is scheduled for Quarter 1 of 2018. Units in Brickell Flatiron are currently at the market ranging from $450,000 to over $1,260,000.

Brickell Pre-Construction Growth

If you are interested in living in one of these gorgeous Brickell pre-construction developments upon completion, contact me at Brickell.com or (786) 306-4287. Let me help you find your dream unit in the building that most suites your lifestyle needs. I will be glad to walk you through the entire purchase process from start to finish, so that you may begin living the Brickell-lifestyle as soon as the development is complete.

Villa Regina - Santa Maria - The Palace Brickell

South Brickell – The Quieter Side of Brickell

When people think about Brickell, the hustle and bustle of Brickell City Center and North Brickell comes to mind. However, there’s a quieter, lovely side of Brickell located just along Brickell Avenue between SE 15th Road and SE 25th Road – South Brickell. This neighborhood became known for its luxurious bay front condos in the 1980s and 1990s. Fast forward to present day, and South Brickell remains a quiet, luxurious residential area within walking distance to the heart of Brickell’s hottest eateries, entertainment, and shopping destinations. In addition to being an entertainment hub, Brickell is also known as the “Wall Street South,” because of the international banking and businesses emerging in the area. Take a look at the most highly sought after condominium developments in South Brickell, and see the wonderful life you can be experiencing now.

The Palace

The Palace Brickell

The Palace, located at 1541 Brickell Ave, Miami, FL 33129, is a 40-story residential high-rise condominium building that holds 254 units. Built in 1981 by the world-renowned Arquitectonica firm and developed by Harry B. Helmsley, The Palace offers residents stunning views of the Atlantic Ocean, Biscayne Bay, and the City of Miami thanks to floor-to-ceiling windows in all units. The Palace offers residents an array of five-star amenities such as 24/7 concierge, valet, and security services, as well as lighted tennis courts, a fitness center, a pool, and sauna. Residences at The Palace range from 1-bedroom units to 5 bedroom penthouses, and are listed from $595,000 to $765,000.

Santa Maria Brickell


The Santa Maria Brickell is an ultra luxurious condominium development located at 1643 Brickell Ave, Miami, FL 33129. Built in 1997, Santa Maria Brickell was developed by Ugo Columbo and designed by Revuelta Vega Leon Architects. This palatial condominium development stands out in the Miami skyline with its 51 floors, and bright white exterior featuring floor-to-ceiling windows throughout. Santa Maria Brickell grants residents a truly opulent lifestyle with an elegant clubhouse, a gazebo and cabana area, a spa, Jacuzzi, a heated pool, an underground racquetball court, a lighted tennis court, and a private courtyard showcasing a tree-lined path. In addition to these fabulous amenities, residents have 24/7 concierge, valet, and security services. Santa Maria Brickell holds 173 units, which range from 2 bedroom units to 4 bedroom penthouses. Units range from $1,930,000 to $11,500,000 and feature gorgeous views of the bay and city from their interiors and spacious balconies.

Bristol Tower

Skyline - Bristol

The Bristol Tower is one of Miami’s most unique luxury condo buildings, as it features a circular design, which offers residents a 270-degree view of Biscayne Bay, the Atlantic Ocean, and Downtown Miami. Completed in 1993, Bristol Tower was developed by Ugo Columbo and designed by Revuelta Vega Leon Architects. Bristol Tower is comprised of 40 floors, and has a total of 147 residential units. The fantastic bay front location grants residents amazing views, and offers residents luxury amenities such as 24/7 valet, security, and concierge services. Additional amenities include an on-site convenience store, a café, tennis courts, a heated pool, a Jacuzzi, a sauna, and a state-of-the-art fitness center. Bristol Tower units range in size from 1 to 5 bedrooms, and are listed from $745,000 to $3,200,000.

Villa Regina

Villa Regina

The Villa Regina pleasantly surprises visitors with its newly remodeled spacious multi-level lobby. The stunning multi-faceted façade of Villa Regina was designed by the famed artist Yaacov Agam, a pioneer in the kinetic art movement. Villa Regina, which was completed in 1982, reaches 31-stories high with 206 units. People seeking security and privacy will appreciate Villa Regina’s high-tech security system that features 24-hour guard patrol, 60 digital motion-sensor cameras, an authorization system, visitor identification, and elevator control access to all floors. Among the wonderful amenities afforded to residents are a state-of-the-art gym, a whirlpool, a sauna, steam rooms, a 60,000 square foot sundeck, and a swimming pool that overlooks the bay. Avid boaters will also appreciate the on-site 43-slip marina. Villa Regina houses units ranging from studios to penthouses, and cost from $350,000 to $1,008,000.

The Atlantis on Brickell

miami woman jogging down pavement brickell

The Atlantis on Brickell is one of the most iconic buildings in the Miami skyline. Located at 2025 Brickell Ave, Miami, FL 33129, the Atlantis on Brickell was developed by Sol Luger and designed by Arquitectonica. Many will remember this quintessential 21-story condominium building as it was featured in the opening credits of the 1980s hit television show, Miami Vice. Movie buffs will also recognize the staircase leading into the lobby with its large red columns that were featured in the 1980s classic film, Scarface. Amenities of this attractive condominium community include a bayside pool, a Jacuzzi, a racquetball court, a fitness center, and 24/7 concierge and security services. Units in The Atlantis on Brickell range from $439,000 to $998,000 with 2 to 4 bedrooms.

Additional South Brickell Condominium Communities

In addition to The Palace, Santa Maria Brickell,Villa Regina, Bristol Tower and The Atlantis on Brickell, there are several other condominium communities in South Brickell that are sure to please those seeking a quieter lifestyle. Villa Brickell, Brickell Place, Skyline on Brickell, Fifteen Fifty Brickell, and Lofts on Brickell are other great options for those seeking refuge on a serene, tree-lined street, which is perfect for morning or evening walks. Nestled in the southernmost part of Brickell, this upscale section of South Brickell offers residents all of the comforts of the city, nestled in a lush enclave with wide bay views and breezes.

South Brickell Awaits

If you are interested in living in Brickell, but would like a more peaceful lifestyle than living in the heart of the city, then South Brickell is the ideal neighborhood for you. Contact me at Brickell.com or (786) 306-4287, and I will be more than happy to show you around South Brickell, so that you may appreciate the beauty of this neighborhood. South Brickell provides residents the best of both worlds – a tranquil lifestyle steps from a cosmopolitan city.