Courts Brickell Key, A Condo
801 Brickell Key Blvd, Miami, FL, 33131
Mixed signals — review carefully
Flood exposure is the main driver — FEMA zone AE — high-risk flood area; flood insurance is normally required.
Based on 7 of 9 public-record signals · How the CondoScore works
The CondoScore is an automated summary of public-record signals. It is not a rating of building safety, not an appraisal, and not a lending or insurance decision.
The 3-second read
Signals from government records — tap any tile for the source.Public records on file: 8 of 9
89%Still blank: Stories.
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Flood zone at this address
Buildings in this zone usually need flood insurance to get a mortgage. Mapped by FEMA's National Flood Hazard Layer at this building's location. FEMA NFHL
Schools nearby
- Southside Preparatory Academy0.7 mi
- Miami Tech at Mater Innovation Academy0.7 mi
- School for Advanced Studies-Wolfson0.7 mi
- New World School of the Arts0.7 mi
Distances are straight-line from this building. Enrollment counts come from the federal school directory — no school ratings are published in this data, so none are shown. NCES Common Core of Data
Recorded sales in this building
County public records — every row carries its official book/page or instrument number| Sale date | Price | Unit | Arm’s-length | Qualification code | OR Bk/Pg or instrument | County |
|---|---|---|---|---|---|---|
| Apr 2026 | $480,000 | — | Arm’s-length | 01 | Bk 35285/Pg 3083 | Miami-Dade |
| Apr 2026 | $530,000 | — | Arm’s-length | 01 | Bk 35301/Pg 1972 | Miami-Dade |
| Feb 2026 | $100 | — | 11 | 11 | Bk 35184/Pg 4605 | Miami-Dade |
| Jan 2026 | $100 | — | 11 | 11 | Bk 35154/Pg 1643 | Miami-Dade |
| Jan 2026 | $530,000 | — | Arm’s-length | 01 | Bk 35118/Pg 2370 | Miami-Dade |
| Jan 2026 | $1,550,000 | — | Arm’s-length | 01 | Bk 35151/Pg 3168 | Miami-Dade |
| Jan 2026 | $1,000,000 | — | Arm’s-length | 01 | Bk 35132/Pg 3683 | Miami-Dade |
| Jan 2026 | $100 | — | 11 | 11 | Bk 35129/Pg 4383 | Miami-Dade |
| Nov 2025 | $100 | — | 11 | 11 | Bk 35054/Pg 2109 | Miami-Dade |
| Oct 2025 | $807,000 | — | Arm’s-length | 01 | Bk 34988/Pg 622 | Miami-Dade |
| Sep 2025 | $100 | — | 11 | 11 | Bk 34938/Pg 1919 | Miami-Dade |
| Sep 2025 | $100 | — | 11 | 11 | Bk 34932/Pg 2400 | Miami-Dade |
| Sep 2025 | $890,000 | — | Arm’s-length | 01 | Bk 34956/Pg 4707 | Miami-Dade |
| Sep 2025 | $543,000 | — | Arm’s-length | 01 | Bk 34964/Pg 4579 | Miami-Dade |
| Aug 2025 | $100 | — | 11 | 11 | Bk 34902/Pg 1726 | Miami-Dade |
| Aug 2025 | $100 | — | 11 | 11 | Bk 34901/Pg 1346 | Miami-Dade |
| Aug 2025 | $830,000 | — | Arm’s-length | 01 | Bk 34929/Pg 3821 | Miami-Dade |
| Jul 2025 | $842,000 | — | Arm’s-length | 01 | Bk 34854/Pg 1524 | Miami-Dade |
| Jun 2025 | $1,030,000 | — | Arm’s-length | 01 | Bk 34844/Pg 4754 | Miami-Dade |
| Jun 2025 | $530,000 | — | Arm’s-length | 01 | Bk 34807/Pg 233 | Miami-Dade |
| May 2025 | $1,130,000 | — | Arm’s-length | 01 | Bk 34795/Pg 3076 | Miami-Dade |
| May 2025 | $840,000 | — | Arm’s-length | 01 | Bk 34761/Pg 1101 | Miami-Dade |
| May 2025 | $885,900 | — | Arm’s-length | 01 | Bk 34775/Pg 2528 | Miami-Dade |
| Apr 2025 | $1,087,500 | — | Arm’s-length | 01 | Bk 34709/Pg 3614 | Miami-Dade |
| Mar 2025 | $100 | — | 11 | 11 | Bk 34688/Pg 3187 | Miami-Dade |
Showing 25 of 29. Blank = not in public records. Source: FL DOR SDF 2026P co23 (see report_sdf.md).
How professionals adjust comps
A licensed appraiser or agent doesn’t just average recorded prices — they adjust each comparable sale for differences from the unit in question, then reconcile a range. The factors they typically weigh:
- Bedrooms/bathrooms and layout — more bedrooms or a better floor plan usually support a higher price.
- Size (square footage) — adjustments are often made on a price-per-square-foot basis.
- Condition and renovations — updated kitchens, baths, and systems versus original/dated finishes.
- Floor and view — higher floors, water views, or corner units often carry a premium in the same building.
Our rent-reasonableness field program (below) collects several of these same attributes — bedrooms, bathrooms, square footage — for rental units, which is why you’ll see them again in the rent context panel. We do not compute or publish adjustment dollar values on this page; that judgment call belongs to a licensed appraiser, broker, or agent who can inspect the unit.
Recorded sales are county public records; each sale cites its official record (book/page or instrument). This page is descriptive public-record information — it is not an appraisal, a broker price opinion, an opinion of value, or lending guidance, and it cannot be used in place of an appraisal. Consult licensed professionals before any transaction.
What it really costs
Your scenario, your math — nothing here is a quoteHidden fees checklist — Florida condos
- Estoppel certificate fee — capped at $250 if the unit isn’t delinquent (+$100 if you need it expedited within 3 business days; capped at $150 if the unit is delinquent) — Fla. Stat. §718.116(8).
- Capital contribution / transfer fee — some associations charge one at closing; the estoppel certificate must disclose whether one is due and its amount — Fla. Stat. §718.116(8).
- Special assessments — the buyer must receive the milestone inspection summary, turnover inspection report, and SIRS before signing, with a voidability window if not delivered — Fla. Stat. §718.503.
- Milestone inspection / SIRS-driven assessments — buildings 3+ habitable stories need a milestone inspection at 30 years (every 10 years after) and a structural integrity reserve study at least every 10 years; both can trigger a special assessment — Fla. Stat. §553.899, Fla. Stat. §718.112(2)(g).
- Flood insurance — required by most lenders in a mapped flood zone, on top of the association’s master policy; ask your lender whether it applies here.
Estimates depend entirely on the figures you enter. Not a loan offer, quote, or financial advice.
Estimate your sale proceeds
| Line item | Amount | |
|---|---|---|
| Sale price | — | |
| Documentary stamp tax (deed) | — | — |
| Owner’s title insurance | — | — |
| Real estate commission | — | |
| HOA estoppel certificate fee | — | |
| Property tax proration (seller’s share) | — | |
| Mortgage payoff | — | |
| Estimated net proceeds | — |
Rates used: Doc stamp $0.70/$100 (all FL counties except Miami-Dade) or $1.05/$100 for Miami-Dade condos ($0.60 base + $0.45 surtax — a condo is non-single-family, so the higher rate applies) — FL Dept. of Revenue, Fla. Stat. §201.02. Owner’s title insurance: promulgated Florida rate — $5.75 per $1,000 on the first $100,000, $5.00 per $1,000 from $100,000–$1,000,000, $2.50 per $1,000 from $1M–$5M, $2.25 per $1,000 from $5M–$10M, $2.00 per $1,000 above $10M; $100 minimum premium; the price is rounded up to the next full $100 before rating. — Fla. Admin. Code R. 69O-186.003. Estoppel fee capped at $250 (current) / +$150 if delinquent / +$100 for a 3-business-day rush — Fla. Stat. §718.116(8)(f). Commission and mortgage payoff are your own inputs — nothing here defaults them for you.
This is arithmetic on your inputs, not an appraisal or a quote. It restates the sale price you entered against cited Florida statutory rates and your own cost inputs. It does not predict what your unit will actually sell for, and it is not tax, legal, or closing advice — your closing agent’s settlement statement is the authoritative figure.
How Courts Brickell Key, A Condo compares
That makes it larger than 97% of the 5,534 Dade County communities with a home count on record.
Know the risks before you buy
Natural-hazard profile — Miami-Dade County
Overall county risk: Very High compared with other U.S. counties.
FEMA expects natural hazards to cost $825M per year across Miami-Dade County as a whole (buildings, people, and agriculture combined).
County-level ratings from FEMA's National Risk Index (Dec 2025 data) — relative to other U.S. counties, not specific to this building.
Flood claim history — ZIP 33131
Federal flood insurance has paid $7.6M across 174 claims in this ZIP code since 1979. The worst year was 2017 ($3.4M paid). 48 of those claims were on condo-association policies.
ZIP-level history for the whole ZIP code, not this building. Source: OpenFEMA NFIP claims (redacted, public domain).
What those hazards mean for insurance
- Separate policyFlood. Not covered by standard condo or homeowners policies — flood damage needs a separate NFIP or private flood policy (for both the association and your unit). FEMA FloodSmart
- Special deductibleHurricane. Wind is usually a covered peril, but hurricane or named-storm claims often carry a separate deductible expressed as a percentage of the insured value — 1% to as high as 15%. NAIC
- Special deductibleWind & hail. Usually covered, but many policies apply a separate wind/hail deductible — a flat amount or a percentage of the dwelling coverage. Virginia SCC guide
How policies typically treat these perils — not a coverage determination for this building. Check the association’s master policy and your own unit (HO-6) policy.
What condo owners pay — county & state averages
- Florida average: $1,084/yr for a condo unit-owner (HO-6) policy — 90% above the U.S. average of $572 (2022, the latest state-by-state study). NAIC
- Miami-Dade County average: $2,801/yr including wind coverage ($1,764 excluding wind coverage) — all condo unit-owner policies in force in the county, as of March 31, 2026. Florida OIR
- Flood is separate: standard condo policies don’t cover flood — NFIP flood policies in Florida average $951/yr across 1,753,911 policies in force (June 30, 2026). FEMA
Averages for the geography shown — not a quote for this building. Actual premiums vary by insured value, deductibles, construction, and insurer.
The insurance market in Florida
- If the private market says no: Citizens Property Insurance Corporation — the state’s insurer of last resort, statewide (including wind-only coastal territories).
- Mitigation discounts: Florida law requires insurers to offer premium discounts for wind-mitigation features (Fla. Stat. §627.0629). Florida OIR
- Storm deductibles: Hurricane deductibles are typically 2, 5, or 10 percent of the dwelling coverage amount. Florida DFS
State-level market facts verified against the linked official sources (July 2026) — not a quote or availability determination for this building. Consumer help: Florida Office of Insurance Regulation.
Insurance market in Florida
State-level market rules, not a quote for this building. They shape what cover the association can buy and what it costs. NAIC state filings
Get the free Courts Brickell Key, A Condo report
Here's exactly what's inside:
- The CondoScore, plus the signal that drives it
- Every public record we hold on this building
- FEMA flood-claim history for this ZIP, and the county hazard rating
- Typical HO-6 insurance cost near here, and the Florida market rules
- Recorded sales on file for this building
- How its size compares with the county and state
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Insurance Appraisals / Review
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What would living here cost per month?
Your scenario, your math. The HO-6 figure is a geography-level average from state/NAIC filings — not a quote for this building. Dues and special assessments come from the association's own documents — always request the budget, reserve study, and meeting minutes before you sign.
Rules that hit your wallet in Florida
- Milestone structural inspection at 30 years (some coastal buildings earlier) — s. 553.899, Florida Statutes
- Structural integrity reserve study (SIRS) required for buildings 3+ stories — s. 718.112, Florida Statutes
- Aug 3, 2026 — Fannie Mae retires Limited Review: most condo loans need full project review — National Mortgage Professional
- Jan 4, 2027 — associations must budget at least 15% of assessments to reserves for agency-backed loans — Whiteford client alert
- Since Jul 1, 2026 — insurance deductibles above $50K can fail a building for financing — condo-approval.com
Why it matters in Florida: buildings that miss these marks can lose access to normal 30-year mortgages — which shrinks the pool of buyers when you resell. Run the free 5-minute check.
What would a special assessment cost you here?
If Courts Brickell Key, A Condo ever levied a special assessment — for a roof, structural repairs, or an insurance shortfall — here's the math per home, using the 319 homes on public record:
Your scenario, your math — assumes an even split. Actual allocations follow the association's declaration and may weight by unit size or share.
Is Courts Brickell Key, A Condo mortgage-ready?
Answer 12 plain-English questions and see how this building lines up with Fannie Mae's published standards. Free, no account.
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