Intelligence Briefing
The latest intelligence from Miami Real Group. Market reports, building analysis, due diligence, and strategic directives published when the market demands it. No noise. No lifestyle copy. Data leads.
Brickell 33131 Condo Liquidity Index 2026
Building-by-building turnover rate analysis for all 53 condominiums in ZIP 33131. Aston Martin leads at 11.08% turnover. Isola registers zero sales on 303 units. 8 buildings inside the Liquidity Moat. 6 buildings in the dead zone. MRG proprietary data, June 2025 to June 2026.
Icon Brickell Condos: Prices, HOA, and Investment Analysis 2026
Three-tower waterfront complex at the mouth of the Miami River. Median closed $890,000 at $678/sf, 140 active listings, 27 to 34 months of supply. Tower 3 PSF fell from $861 in 2024 to $711 in 2026. The edge: fully funded reserves, zero special assessments, facade restoration funded from existing reserves. STR rules split by tower: Tower 3 (W Miami) allows 7-day minimums, Towers 1 and 2 are long-term only.
Brickell Condo Market 2026 - ZIP Codes 33129, 33130, 33131
Brickell condo market split by building compliance, not by neighborhood. SB 4-D reserve mandates, HOA increases of 20 to 40%, special assessments from $50,000 to $400,000+, and only 21 of 2,397 FHA-approved tri-county buildings. Branded new construction $1,500 to $3,000+/sqft vs older resale $700 to $950/sqft. Charts across every section.
The Elser Hotel and Residences Miami 2026 - Investor Due Diligence
646-unit condo-hotel at 398 NE 5th Street, Downtown Miami. Verified MLS data: 12 active listings at $1,397/sqft avg, 73 closed sales at $1,230/sqft avg, average HOA $778/month, 1.25% unleveraged cap rate, STR oversupply risk analysis.
Miami-Dade Price Per Square Foot 2026 - Complete Neighborhood Rankings
Complete ranking of 25 Miami-Dade neighborhoods by 2026 price per square foot. From $222/sqft in Homestead to $8,000+/sqft on Sunset Islands. Six-tier analysis, The Great Decoupling validation, 57 cited sources.
3350 Biscayne Boulevard - Investor Intelligence Report
47-story Live Local Act rental tower in Edgewater, listed for sale at $34M. Verified public record analysis: German partner formal liquidation December 2024, Thailand prior litigation, five institutional due diligence questions.
Brickell Real Estate Market Report Q2 2026
ZIP code analysis across 33129, 33130, and 33131. Three pricing tiers from $367 to $2,000+ per square foot. Citadel HQ impact, SIRS legislative reckoning, building-level data tables, and Q3 strategic forecast.
Edgewater Miami Real Estate Market Report Q2 2026
ZIP 33137: 379 active listings (+98.4%), median asking price $670,000, $634/sqft asking vs $575/sqft closed. Two-speed market, January 2026 density ordinance, and Q3 strategic forecast.
The Mamdani Effect - Why New York's New Mayor Is Accelerating Miami Investment
Mayor Mamdani's proposed 2% city income tax, 11.5% corporate rate, and rent freezes are triggering the largest New York-to-Miami capital migration since the pandemic.
South Florida Real Estate Forecast Q2-Q3 2026
Miami-Dade and Broward markets are bifurcating. Single-family holds. Condominiums face a regulatory compliance crisis and an August 3, 2026 Fannie Mae financing cliff.
299 Minorca Coral Gables - The Only Legal STR Condo in the CBD
The only legally permitted short-term rental condominium in the Coral Gables CBD. 57 units, 8 stories. Land acquired at $2.9M through federal receivership. Prices from $1M to $3M.
Cipriani Residences Miami 2026
80-story, 397-unit tower in Brickell backed by a $600 million construction loan and eight months ahead of schedule. Prices from $1.75M to $8M. Delivery expected 2027.
Waldorf Astoria Residences Miami 2026
Florida's first supertall at 1,049 feet with 360 units priced from $3.15M to $50M. Backed by a record $668M construction loan and over 90% sold as of June 2026.
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