What goes into the yearly cost of a Brickell condo?

Five lines, and the fact sheets print none of them. The association fee, which is the building's budget divided by your share, and in Brickell the share depends on whether 397 homes at Cipriani, ~300 at Nobu or a furnished tower at ORA carry the amenity floors. The brand's own charges, which at Cipriani are a dining room and a car and at ORA a hospitality operator under a licence the sheet says can end. The master insurance policy, larger on Nobu's waterfront site than on an avenue. The reserves Florida requires after Surfside. And the property tax, which resets on the sale whatever the seller paid. Cipriani is From $1,859,900, ORA From $952,900 and Nobu From $2,950,000; what each costs to run is in the developer's estimated budget, which the desk reads with the buyer.

Five axes, from the developers' published material only.

Cipriani Residences Miami. Price point: From $1,859,900. Delivery: topped off July 2026, summer 2027, more than 80 percent sold. Unit mix: 397 residences including penthouses with private pools, 10 foot ceilings, terraces off every living room and primary bedroom. Position: 1420 South Miami Avenue, Brickell. Operator or brand: Cipriani; resident only dining with in-home dining and 24 hour catering, two pools, a spa, a four level wellness centre, a golf simulator, a pickleball court, a screening room, a dog park, EV charging.

ORA by Casa Tua. Price point: From $952,900. Delivery: pre-construction, selling. Unit mix: studio to four bedrooms, fully furnished and move in ready, 77 storeys. Position: 1210 Brickell Avenue. Operator or brand: Casa Tua as licensed brand and hospitality operator; Bosco, a sky park 500 feet up; the licence may be terminated or revoked, per the fact sheet; the deposit schedule is held by the desk and never published.

619 Brickell by Nobu. Price point: From $2,950,000. Delivery: no date on our file. Unit mix: ~300 homes across 75 stories, 1 to 5 bedrooms, from ~1,160 square feet. Position: 619 Brickell Avenue, waterfront. Operator or brand: Nobu under licence; ~90,000 square feet of amenity, an 86 foot sunset pool, two padel courts, a wine cellar, a resident only wellness floor with hammam, cryotherapy and plunges; WELL Building certified.

Read what goes into the yearly cost of an Edgewater condo for the same five lines across the causeway, and what it costs to own a condo in Miami each year for the city.

A condominium budget is one figure divided among the owners by the share the declaration assigns, usually by size. Cipriani publishes 397 homes carrying two pools, a spa, a four level wellness centre and a dining room staffed around the clock; 397 shares is a wide base, and the reason a building that size can afford a Director of Residences and a limousine. Nobu publishes ~300 homes carrying ~90,000 square feet of amenity, including a wellness floor with cryotherapy and a hammam, so each share carries more amenity per home than Cipriani's. ORA publishes neither a count nor an amenity area on our file; its sheet publishes the floors, 12 to 42 below Bosco and 45 to 74 above, and the furnishing. The buyer's question at each is the same: what the staff line is in the estimated budget, and how many shares divide it. Read Miami association fees, the association budget at Nobu and the association budget at ORA.

It depends on what the brand does. At Cipriani the brand runs the dining room, the concierge and the staff training; the fee pays the staff, and whether a meal is billed separately is read in the budget and the operator's agreement, not assumed. At ORA, Casa Tua operates the residential experience under a licence, and the fact sheet says the project is not owned, developed or sold by the brand and that the licence may be terminated or revoked; the buyer asks what the operator is paid from the budget and what happens to that line if the licence ends. At Nobu the brand is licensed for the hospitality and wellness program, so the question is whether the wellness floor's staff sit inside the association fee or behind a membership. None of the three sheets on our file publishes a brand fee, which is a reason to ask for the line, not a reason to assume it is zero. Read what the branded residence premium buys, the brand licence at ORA and the brand licence at Nobu.

Because the master policy prices the site. Nobu publishes a waterfront address at 619 Brickell Avenue; Cipriani and ORA publish avenue addresses with views of the bay. A waterfront tower carries a flood zone set by its address, a named storm deductible on the master policy and, where the ground floor meets the water, the questions a surveyor asks. The owner pays the master policy through the association fee and buys a unit owner policy on top, so two homes at the same price in two Brickell towers can carry different insurance lines without the buyer ever seeing the premium directly. The buyer reads the declarations page and the deductible in the association's insurance before the contract. Read Miami condo insurance, what a named storm deductible is and who pays it and which Brickell or Edgewater condo is actually on the water.

Two lines the sales gallery does not run. Florida's condominium statute now requires associations of buildings three storeys and higher to fund structural reserves on the findings of a reserve study, and a new building's first owners inherit the developer's estimated budget as the starting point; whether it funds reserves at the level the study will call for is the question. The property tax base resets at the sale to what the buyer pays, and Florida's homestead exemption and its cap apply only to a primary residence the owner lives in on the first of January. A household buying a second home in Brickell carries the full tax; a household moving in carries it from the second year with the cap. Read milestone inspections and reserves, why property tax resets when you buy a Miami condo and homestead at Cipriani.

Cipriani suits the buyer who wants the widest base, 397 shares, under a staffed dining room and a car, with a date. You give up the small building and first pick. Read Cipriani: what to know before you buy and the Brickell zone page.

ORA suits the buyer who wants the lowest entry of the three, From $952,900, furnished, with a hospitality operator. You give up a published count and you carry a licence that can end. Read the ORA buyer's guide.

Nobu suits the buyer who wants the water and the wellness floor and accepts the insurance line that comes with the shore. You give up a date. Read the Nobu dossier and Nobu: what to know before you buy.

The desk reads the estimated budget, the insurance and the licence with the buyer before the reservation.