Brickell Bay Club (Miami): what the official records say

The unit count does not reconcile between the two official sources: DBPR counts 462 and the Property Appraiser returns 447 unit folios. The difference is declared on this page, not forced, and by that same rule no sales turnover is published for this building.

In the records read, this condominium appears with a parent folio (the number the county uses to identify the building; each unit has its own, and all of them hang from that parent). This page covers only this building. The data comes from a reading on October 23, 2026 of the Miami-Dade Property Appraiser (the county office that keeps the record of every property), Sunbiz and the DBPR registry.

These figures come only from public records, not from listings or the MLS. The package was built parent-folio first, from the Property Appraiser's sales list by subdivision (Comparable Sales), read in full. Counted were the recorded sales between October 23, 2024 and October 23, 2026 (24 months); the Property Appraiser records the month and year of each sale, with an exact date only at the October 2024 edge. Classification is by the Property Appraiser's own qualification alone: a sale counts with a positive price and the "Qual by exam of deed" rating. Excluded: corrective deeds and QCDs with minimum consideration, life estates, fiduciary sales and atypical-exposure sales, and the deed the Property Appraiser could not process (it is declared and never counted). The verification of the deeds in the Clerk was produced later, on October 25, 2026, with a registered session, and it was a spot check on one candidate: the deed for unit 901 was confirmed (Official Records Book 35129 / Page 2634; see the detail below the tables). No full enumeration of the building was run at the Clerk.

The dates in the table are the month and year the Property Appraiser records, with no day: none was invented. Units 2607 and 2609, both at $560,000 in March 2026, are two different deeds (verified in the Property Appraiser's history) and count as two. Declared: 44 transfers were excluded by the Property Appraiser's qualification (27 corrective deeds or QCDs, 14 life estates, 2 fiduciary sales — one of them priced at $550,000, excluded by the qualification itself — and 1 atypical-exposure sale), and 1 deed (unit 702, December 2024) could not be processed because of deed errors and is never counted. The reconciliation is exact: 61 transactions = 16 qualified + 44 excluded + 1 unprocessed. Coverage is the Property Appraiser's subdivision-level list as of October 23, 2026: a sale the Property Appraiser has not listed yet would not appear. The verification of deeds in the Clerk was produced on October 25, 2026, with a registered session, and it was a spot check on one candidate: Official Records Book 35129 / Page 2634 is the deed (DEED) for unit 901, recorded on January 22, 2026, Clerk's File 2026R48410, in the amount of $830,000, and it matches this unit's qualified Property Appraiser sale (Property Appraiser sale date: January 13, 2026; price $830,000). The Property Appraiser's date is the sale date and the Clerk's is the recording date: they are not the same and the difference is declared. The "no results" the portal showed on October 23, 2026, when its security check blocked the two allowed attempts, was not a verified negative: the deed is on record. No full enumeration of the building was run at the Clerk. The Clerk's database states coverage through October 19, 2026.

One row per topic. "Pending official confirmation" means no public record showing it was read. It does not mean the fact exists or that it does not exist.

What the public records do not show is held by the building's association. Ask for it in writing and keep the answers:

• The recertification and state structural inspection (milestone) status: the reports filed and the closing letters, if they exist. The guide on 40-year building recertification explains each step.
• The SIRS with its reserve plan: a submission is on record at DBPR (List A, ID 243065, and List B); ask for the full study and the current reserve level. If the association does not hand it over, ask it to say so in writing.
• Approved or pending special assessments: the minutes of the last two years and the unit's account statement letter (the "estoppel": what the unit owes the association and the charges in force). The guide on the extra condo charge explains it.
• Major work: what it includes, on what dates, under what permits, who pays for it and how (a charge to owners, a loan or reserves).
• If you plan to use an FHA loan: this building is not listed with HUD; ask your lender about single-unit approval. The guide on a condo with an FHA loan explains how to read the list.

What is NOT public (but you should verify):

• The unit's exact HOA dues: they vary by unit (they are split by square footage and ownership interest); no listing or public record sets them for your unit.
• The current special assessment amount: the amount and payment method exist only in the association's documents; a figure seen in the press or in listings is not the document.
• The current rental, Airbnb and pet rules: they live in the association's documents, not in the public record; ask for them in writing.
• The association's budget and reserve level: the association's internal documents, for owners only.
• The building's status on lenders' confidential lists: none of those lists is public; your lender confirms it.

If you are still weighing a condo against a house, see house or condo in Miami.

If any item on this page is incorrect or out of date, write to hola@umbralio.com (Umbralio, through One Stop Realty Center Inc, a licensed Florida broker) with the official document. We reply within 2 business days. If there is an error, we correct it on this same page within 10 days at most, with a note saying what it said, what it says now and on what date it changed.

Sources read on October 23, 2026:

• Miami-Dade Property Appraiser, property search: parent folio 01-4139-021-0001 and the sales list by subdivision (Comparable Sales).
• Sunbiz, Florida corporate registry: BRICKELL BAY CLUB CONDOMINIUM ASSOCIATION, INC., document 725288.
• HUD, Condominium Lookup: search for "Brickell Bay" in Florida; no record for this building.
• DBPR, SIRS database: List A (ID 243065) and List B.
• FEMA, Map Service Center: official flood zone map (NFHL), panel 12086C0314L.
• Miami-Dade Clerk, Official Records: spot verification produced on October 25, 2026 with a registered session: the candidate deed for unit 901 was confirmed (Book 35129 / Page 2634; recorded January 22, 2026; Clerk's File 2026R48410). No full enumeration of the building in that source. Its database states coverage through October 19, 2026.