MRG Intelligence · Building Intelligence · Icon Brickell · 2026
Icon Brickell is a three-tower waterfront complex at the mouth of the Miami River, completed 2008 to 2010 by the Related Group. In 2026 it trades at a median closed price near $890,000 and roughly $678 per square foot, with elevated inventory but a rare advantage: fully funded reserves and zero special assessments while many older towers face six-figure assessment shocks.
Source: MRG Intelligence. Sources cited per figure: David Siddons Group Q1 2026, CondoBlackBook, Miami Condo Investments, Redfin, Realtor.com, association and MLS records. Data: June 2026.
Icon Brickell spans 465, 475, 485, and 495 Brickell Avenue. Tower 1 (465/475) and Tower 2 (495) are 57-story residential towers. Tower 3 (485) is the W Miami, a condo-hotel. The towers share a two-acre elevated plaza with a 300-foot pool and a 28,000 square foot spa.
Tower 3 average price per square foot rose from $788 in 2022 to a $861 peak in 2024, then fell to $711 by mid-2026 as active inventory climbed to between 27 and 34 months across the towers. The spread between active asking ($703/sf) and closed ($678/sf) is tight, showing sellers have adjusted to current conditions.
Across 14 verified closings in the past 180 days, prices ranged from $561 to $1,055 per square foot. Higher floors and the 01 line in Tower 1 commanded the top values. Units that lingered past 230 days closed at the largest discounts to asking.
At roughly $695 per square foot, Icon trades below newer Brickell towers: Reach at $804, Rise at $845, SLS Lux at $853, and Brickell Flatiron at $1,114. The gap reflects Icon's late-2000s construction era against newer, higher-amenity buildings.
Icon Brickell carries fully funded structural reserves and no active special assessments. Its current facade and stucco restoration, scheduled for completion between October and December 2026, is funded from existing reserves rather than a special assessment. Monthly HOA runs roughly $0.70 to $1.10 per square foot.
Towers 1 and 2 allow long-term leasing only, typically six to twelve month minimums with association approval. Tower 3, the W Miami, permits short-term rentals with a seven-day minimum under a condo-hotel structure, requiring state and county licensing.
Icon Brickell shows the divide reshaping Brickell: building financial health now matters more than address. Tower 3 prices per square foot fell from $861 in 2024 to $711 in 2026 as inventory climbed past 30 months, yet the complex carries fully funded reserves and no special assessments even while completing a multimillion-dollar facade restoration. We advise buyers to weigh the carry cost and reserve position of any building before price, and to treat Icon's clean financials as a meaningful risk reducer in a market where assessment shock is the main hidden danger.
Icon Brickell spans 465, 475, 485, and 495 Brickell Avenue. Tower 1 (465/475) and Tower 2 (495) are 57-story residential towers. Tower 3 (485) is the W Miami, a condo-hotel. The towers share a two-acre elevated plaza with a 300-foot pool and a 28,000 square foot spa.
Tower 3 average price per square foot rose from $788 in 2022 to a $861 peak in 2024, then fell to $711 by mid-2026 as active inventory climbed to between 27 and 34 months across the towers. Active asking sits at $703 per square foot against $678 closed, a tight spread that shows sellers have adjusted.
Across 14 verified closings in the past 180 days, prices ranged from $561 to $1,055 per square foot. Higher floors and the 01 line in Tower 1 commanded the top values. Units that lingered past 230 days closed at the largest discounts to asking.
At roughly $695 per square foot, Icon trades below Reach ($804), Rise ($845), SLS Lux ($853), and Brickell Flatiron ($1,114). The gap reflects Icon's late-2000s construction era against newer, higher-amenity buildings.
Icon Brickell carries fully funded structural reserves and no active special assessments. Its current facade and stucco restoration, scheduled October to December 2026, is funded from existing reserves rather than a special assessment. Monthly HOA runs roughly $0.70 to $1.10 per square foot.
Towers 1 and 2 allow long-term leasing only, typically six to twelve month minimums with association approval. Tower 3, the W Miami, permits short-term rentals with a seven-day minimum under a condo-hotel structure and requires state and county licensing.
Closed sales over the past 180 days averaged about $678 per square foot, with a range of roughly $561 to $1,055 depending on tower, floor, and line.
No. Icon Brickell carries fully funded reserves and no active special assessments, and is funding its current facade restoration from existing reserves rather than assessing owners.
Only in Tower 3, the W Miami at 485 Brickell, which permits a seven-day minimum under a condo-hotel structure with proper licensing. Towers 1 and 2 are long-term only.
Icon trades near $695 per square foot, below Reach ($804), Rise ($845), SLS Lux ($853), and Brickell Flatiron ($1,114), reflecting its 2008 to 2010 construction era.