Brickell Real Estate Investment: Rental Yields & Market Data
Last updated: June 2026
If you are underwriting a Brickell condo as a rental, here is the short version. A median Brickell home sold for about $648,000 as of spring 2026, down roughly 6.5% year over year, and the average Brickell apartment rented for about $3,781 per month as of June 2026 [1][2]. That pencils to a gross rental yield near 7% before expenses, which is a starting number, not a return. After homeowners association (HOA) dues, property taxes, and insurance, the net yield on most long-term rentals lands lower, commonly in the 4% to 5.5% range depending on the building [1]. Brickell rental yields are the headline most investors come for, but the building you choose drives the outcome more than the neighborhood does, because HOA dues vary widely.
The other thing to underwrite honestly: Brickell is a buyer's market right now, not an appreciation story. Inventory is elevated and the median price has softened over the past year [2]. That is a reason to negotiate, not a reason to assume price growth. This article walks through the Brickell rental yield math, the costs that move net return, and the market data an investor should check before making an offer.
How to calculate a Brickell rental yield
Gross rental yield is annual rent divided by purchase price. On the current numbers, $3,781 per month is about $45,372 per year, and on a roughly $648,000 median that is a gross yield of about 7.0% [1][2]. Gross yield is useful for screening but it ignores every cost of ownership, so do not stop there.
Net yield (close to a cap rate when you exclude financing) subtracts operating costs from rent before dividing by price. In a Brickell condo the recurring costs that matter are:
- HOA dues. These range widely by building, roughly $0.80 to $2.50 per square foot per month depending on age, amenities, and reserves [1]. On a 900 square foot unit that is a spread of about $720 to $2,250 a month, which alone can move a deal from a sub-1% net to a 4% net.
- Property taxes. Miami-Dade taxes a non-homestead investment property at full assessed value, with no homestead cap. Confirm the millage and the assessed value with the Miami-Dade Property Appraiser before you model anything [3].
- Insurance. Florida premiums have run high in recent years. Get a real quote for the specific building rather than a rule of thumb.
- Vacancy, management, and maintenance. Budget these even if you self-manage, because a model that assumes zero vacancy is not a model.
Run those four lines and a 7% gross commonly nets out closer to 4% to 5.5% for a long-term lease [1]. That is a respectable income return, but it is the number to defend, not the gross.
Brickell rent data as of June 2026
Rent sets the top line, so use current figures. As of June 2026, RentCafe reported the average Brickell apartment rent at $3,781 per month, up 2.57% over the prior year [1]. For context, the Miami citywide average over the same period was $2,770, up 1.23%, so Brickell carries a clear premium to the metro [4].
These are averages across unit types and buildings. A studio and a two-bedroom with bay views are not the same asset, so pull comparable rents for the specific line and floor you are underwriting rather than leaning on a neighborhood average. The premium to the Miami average is real and has held, but the year-over-year rent growth here is modest, in the low single digits, which is what you should plug into a forward model rather than an aggressive escalator.
Brickell sale prices and the current buyer's market
Price sets the denominator of every yield, and the Brickell sale market favors buyers in 2026. Redfin reported a Brickell median sale price of about $648,000 in the most recent month, down roughly 6.5% year over year, with the neighborhood characterized as not very competitive and homes taking longer to sell [2]. Independent market commentary describes elevated condo supply, well above a balanced market, which is consistent with that softening [2].
For an investor, a buyer's market is the point. Softer prices and longer days on market mean room to negotiate on price and terms, which directly improves your entry yield. The discipline is to let the rent and the costs set the price you will pay, then negotiate toward it, rather than chasing a unit because it is listed. If you want a current read on what a specific line is actually trading at, a listing valuation on a comparable unit is a cleaner reference than a neighborhood median.
What this data does not support is an appreciation thesis. The trailing year has been flat to down on price [2], so underwrite the deal on income, treat any future price gain as upside rather than the plan, and stress test what happens if prices stay flat for a few years.
What moves Brickell net yield the most
Three levers separate a good Brickell rental from a mediocre one.
The building's HOA structure. Because dues swing from roughly $0.80 to $2.50 per square foot, two otherwise similar one-bedrooms can produce very different net yields purely on the association line [1]. Read the budget, the reserves, and any pending special assessments before you fall for the lobby.
Rental rules. Some Brickell buildings restrict lease length or minimum-stay terms, and short-term rental rules vary by building and by city ordinance. Short-term operation can lift gross income but carries higher turnover, management cost, and regulatory risk, and is not allowed everywhere. Verify what a specific building and the City of Miami permit before you assume nightly or monthly economics.
Your entry price. In the current buyer's market, the price you negotiate is a lever you control [2]. A few percentage points off the purchase price flows straight through to yield for the life of the hold.
Is a Brickell condo a good investment in 2026?
It depends on what you are buying it for. As an income asset, a Brickell condo can produce a net yield around 4% to 5.5% if you choose a building with reasonable HOA dues and buy at a negotiated price [1]. As an appreciation bet, the recent trend has been flat to down, so it is not the trade to make right now [2]. The investors who do well here treat it as a cash-flow purchase first, with disciplined underwriting on costs, and let any price recovery be a bonus.
If you are weighing specific buildings or want the rent-and-cost picture for a particular line, a buyer consultation is the practical next step, and the broader Miami luxury homes for sale inventory gives a sense of where Brickell sits relative to other neighborhoods.
Frequently asked questions
What rental yield can I expect on a Brickell condo?
On current data, a gross yield near 7% on the median, derived from about $3,781 per month in rent against a roughly $648,000 median sale price [1][2]. After HOA dues, taxes, and insurance, net yields on long-term leases commonly land in the 4% to 5.5% range, varying mainly with the building's HOA structure [1].
Is Brickell a buyer's or seller's market right now?
A buyer's market as of spring 2026. Redfin shows the Brickell median down about 6.5% year over year with the neighborhood not very competitive and longer days on market [2]. Elevated supply gives buyers negotiating leverage.
How much does an apartment rent for in Brickell?
The average Brickell apartment rented for about $3,781 per month as of June 2026, up 2.57% year over year, a clear premium over the Miami citywide average of $2,770 [1][4]. Pull comparable rents for the specific unit type before underwriting.
What is the biggest cost that lowers my net yield?
HOA dues, which range from roughly $0.80 to $2.50 per square foot per month and can move a deal from a sub-1% net to a 4% to 5.5% net on their own [1]. Read the association budget and check for pending special assessments before you commit.
Should I buy a Brickell condo for appreciation?
The recent trend does not support an appreciation thesis. Prices have been flat to down over the trailing year [2]. Underwrite on income, and treat any future price recovery as upside rather than the basis of the deal.
Sources
3. Miami-Dade County Property Appraiser — https://www.miamidade.gov/pa/
If you want to underwrite a specific Brickell building or compare a few lines on cost and yield, send me the addresses and I will pull the rent comps and HOA details. No pressure either way.
Gabriel
Gabriel A. Moyers, PA. eXp Realty. Florida License #3407280. Equal Housing Opportunity. This article is general information as of June 2026 and is not legal, tax, or financial advice. Verify current rent and price figures against RentCafe, Redfin, and the Miami-Dade Property Appraiser before acting.
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