What’s Really Happening on Brickell Key
Brickell Key is one of those places that that feels like a world of its own. It speaks for itself. It’s where people run their loops, walk their dogs, sit by the water and remember why they moved to Miami in the first place. It’s calm, intentional, and beautifully designed — and if you know its story, you know that none of that happened by accident, even if some say it does….
This is a man-made island, carved into Biscayne Bay from dredged fill in the early 1900s. Originally called Claughton Island — after Edward Claughton Sr., the businessman who acquired the land in the 1940s — it sat mostly undeveloped for decades. The idea of creating a private island community felt more like a dream than a plan.
That changed when Swire Properties, the Hong Kong-based development group, stepped in. In 1979, they purchased the land for $16M and brought with them a long-term vision inspired by places like Taikoo Shing in Hong Kong — dense, waterfront neighborhoods built for modern urban living, with open space, thoughtful planning, and an emphasis on design.
Mandarin Oriental Brickell Key -photo by Nadia Bouzid
Swire didn’t just build towers. They built an ecosystem: residential condos, retail, offices, a luxury hotel, and wide, walkable paths along the water. The Mandarin Oriental Hotel, which opened in 2000, became the anchor — a low-slung, understated contrast to the glass towers that frame it. The island’s master plan included not just buildings, but a Master Association (BKMA) responsible for maintaining the island’s infrastructure — landscaping, lighting, the seawall, the Baywalk — so that the entire community could function as one cohesive whole.
Now, decades later, Brickell Key is evolving again — this time with a major infrastructure upgrade that reflects the same kind of long-term thinking that built it in the first place. BKMA is moving forward with a multi-year shoreline resiliency project. The goal? Replace and slightly elevate the seawall that wraps the island. It was built in the 1970s and, like any piece of infrastructure, it’s nearing the end of its useful life. Nothing’s broken. No drama. Just responsible planning.
The project includes building a new seawall over the existing one, raising the elevation about one to three feet, depending on location. It’ll also improve the Baywalk with new lighting, landscaping, and hardscape. It’s a long-term move to keep the island compliant with new coastal resilience codes and to protect everything that makes Brickell Key so livable.
Brickell Key- photo by Nadia Bouzid
If you own on the island, here’s what that means in real terms: a projected cost of around $10,000 per residential unit, proportionate to square footage and association dues. Final numbers will be released this fall, with payment options starting in early 2026. In other words — no one’s coming for you tomorrow, and payment plans will be available. If anything, this project helps protect property values rather than threatening them.
At the same time, the City of Miami is funding a separate, public project to repair the Brickell Key Bridge and a small section of adjacent seawall. That’s a $6.78 million initiative, fully covered by local and state funds. It’s unrelated to the BKMA project, but it’s all part of the same broader movement: take care of the infrastructure now, and avoid problems later.
And then there’s Swire — still investing in the island it shaped. They’re redeveloping the Mandarin Oriental site into something even more elevated: a brand-new Mandarin Hotel and an ultra-luxury residential tower. Prices will start around $4 million and go well into the eight figures. That’s not just another building — it’s a value driver for the whole island.
So yes, there’s work happening on Brickell Key. But no, it’s not a liability. It’s the opposite. It’s what a well-run community looks like when it prepares for the future with intention. As a seller, that’s something you want in your corner. As a buyer, it’s a reminder that you’re not just purchasing square footage — you’re buying into a community with staying power.
If you’re curious about what’s currently available on the island let’s connect and explore!
A Quick Guide to Every Condo Tower on Brickell Key
Brickell Key One
22 stories | Built 1982 | 316 unitsBrickell Key Two
18 stories | Built 1991 | 395 unitsSt. Louis
31 stories | Built 1995 | 130 unitsIsola
23 stories | Built 1990 | 300 unitsCourvoisier Courts
28 stories | Built 1997 | 272 unitsCourts Brickell Key
34 stories | Built 2002 | 319 unitsOne Tequesta Point
30 stories | Built 1995 | 330 unitsTwo Tequesta Point
38 stories | Built 1998 | 285 unitsThree Tequesta Point
46 stories | Built 2001 | 236 unitsCarbonell
40 stories | Built 2005 | 284 unitsAsia
36 stories | Built 2008 | 123 unitsThe Residences at Mandarin Oriental (upcoming)
Estimated 80 stories | Delivery 2029 | 228 units
If you’ve ever wondered how Brickell Key actually works — who maintains what, who makes the decisions, where your dues go — here’s a quick breakdown. And if you live here, plan to buy, or are considering selling, it’s good to understand the structure behind the scenes.
Every residential building on the island is its own condominium, with its own board and budget. So if you live in, say, Courts Brickell Key, you’re paying monthly dues that go directly toward maintaining your building: the staff, the pool, the gym, common areas, insurance, reserves, etc. Each tower runs independently and has control over its own operations.
But there’s also a layer above that: the Brickell Key Master Association (BKMA). Think of it as the island’s backbone. This is the entity that manages everything shared by everyone on the island, including the:
Seawall
Baywalk
Island-wide landscaping and lighting
Certain infrastructure and insurance
Long-term planning and collaboration with the city and developers like Swire
Every building — residential, commercial, even office space — contributes to the BKMA. Dues are calculated based on square footage, and your building pays into it on your behalf (which is already factored into your monthly maintenance fee).
So when the seawall replacement project was announced, that didn’t come from any one condo board. It came from the BKMA — a board made up of representatives across the island. They’re the ones coordinating engineers, setting budgets, and planning multi-year capital improvements that benefit everyone who lives, works, or walks the island loop.
It’s a structure that allows each building to have autonomy, while still contributing to the greater good of the island. And if you’re wondering how Brickell Key stays so well maintained or why it holds its value so well — this is a big part of the reason.
This post reflects personal opinions and observations. For more, see the full disclaimer here.