Published October 25, 2026 in Market Update

One part of Brickell is moving faster than the other

By Shelia Gasson

Real estate, Brickell market

I want to be direct with you about something I see buyers and sellers get wrong all the time. Brickell is not one market. The Real Estate Data Aggregator counted homes across ZIP codes 33131 and 33130 for the three months ending August 31, 2026, and the numbers tell two different stories.

Supply is deep in both ZIP codes, but one is deeper

MAR reported on October 16, 2026 that existing condominiums across Miami-Dade sat at 12.3 months of supply. That already points to a buyer's market. But the Real Estate Data Aggregator shows Brickell running above even that level in both ZIP codes.

ZIP 33131 had 13.5 months of supply, per the Real Estate Data Aggregator. ZIP 33130 had 14.8 months. Both are buyer's market territory. But that 1.3-month gap matters when you're pricing or negotiating.

Homes are sitting longer, and that gap widened a lot in one ZIP

The Real Estate Data Aggregator put the median days on market at 157 in ZIP 33131 for the three months ending August 31, 2026. That's 27 days longer than the same period in 2025. In ZIP 33130, the median was 170 days, which is 68 days longer than a year before. That's a significant shift in one year.

If you're a seller, 170 days is a long time to carry a listing. If you're a buyer, it means more room to have a real conversation about price.

Prices dipped a little in 33131, held flat in 33130

The Real Estate Data Aggregator put the median sale price in ZIP 33131 at $634,500 for the three months ending August 31, 2026. That's down 0.9% from the same period in 2025. In ZIP 33130, the median was $560,000, unchanged from a year before.

Neither ZIP saw a big price drop. But the higher-priced ZIP is the one where prices slipped a little. That's worth knowing if you're comparing value across the two.

More homes sold in 33131, but pending sales tell a different story

The Real Estate Data Aggregator counted 153 homes sold in ZIP 33131 and 86 in ZIP 33130 for the three months ending August 31, 2026. Sales were up in both. But pending sales, which show what's coming next, fell 10.9% in 33131 while rising 22.6% in 33130. That's the opposite direction.

Pending sales in 33130 rising 22.6% while 33131 fell 10.9% is a signal worth watching. It suggests demand may be shifting inside Brickell, not just across Miami.

Inventory is shrinking, which is the one thing both ZIPs share

The Real Estate Data Aggregator counted 1,088 homes for sale across both ZIP codes combined for the three months ending August 31, 2026. That's down 17.7% from a year before. New listings across both ZIPs together fell 6.7% year over year. Supply is high, but it's not growing.

Rates and national context, as of October 25, 2026

Freddie Mac reported the 30-year fixed mortgage averaged 7.32% as of October 22, 2026. The 15-year fixed averaged 6.68%. Those rates affect how buyers calculate what they can afford in a market where the median price is $560,000 to $634,500. The National Association of Realtors reported that existing-home prices rose 1.3% nationally in September 2026. Miami's condo supply at 12.3 months, per MAR, runs well above the national pace.

What this means if you're a seller or a buyer in Brickell

If you're pricing a home in Brickell, the ZIP code is a starting point, not the answer. A building in 33130 with 170 median days on market needs a different pricing conversation than one in 33131 at 157 days. And within each ZIP, the building type matters even more. I've said this before: which Brickell are we talking about?

If you're buying, supply above 12 months in both ZIPs means you have time and leverage. But pending sales rising 22.6% in 33130 tells me some buyers are already moving there. Don't assume the whole neighborhood is sitting still.