Icon Brickell Tower II is absorbing units at 58.5 days average DOM — a figure that places the building at the upper boundary of the balanced-to-seller-leaning range on the Miami luxury DOM ladder. Units are clearing within a single market cycle, and the data period is peak-season dominant, meaning this reading reflects the highest-demand months without seasonal distortion. The moderating signal is the list-to-sale concession rate: an average list of $1,015,100 against an average close of $941,250 produces a 7.3% gap — a figure that meaningfully exceeds balanced-market norms and confirms buyers are extracting real price adjustments despite efficient absorption timing. The building is moving inventory at a healthy pace; it is not moving inventory at asking prices.

Icon Brickell Tower II occupies a structurally significant position in the Brickell financial core — a 57-floor, 561-unit institutional-scale tower at 495 Brickell Ave with a Walk Score of 96 and Transit Score of 98. These are not marketing descriptors; they reflect genuine urban utility that sustains a broad and diverse buyer pool, including domestic relocators, Latin American capital preservation buyers, and local upgrade purchasers. That buyer pool depth is what keeps DOM at 58.5 days rather than drifting into the 90-plus range where leverage shifts decisively toward buyers.

The average closed PSF of $694.97 is the operative pricing benchmark for this building in the current data window. The building profile's cited typical price range of $341K–$619K diverges materially from the MLS-recorded average sale price of $941,250, indicating the active transaction set skews toward larger or higher-floor configurations. Any PSF or price-point analysis applied to a specific target unit must first verify that the recorded transactions are comparable in size, floor tier, and configuration — the $694.97 figure is a building-level average, not a universal per-unit anchor.

Competitive aerial data is not present in the current dataset, preventing a direct PSF comparison against Brickell peers. What the available data does confirm is that the building is transacting — 4 closings recorded across the data window, with DOM consistent with normal absorption for a building of this scale and price tier during peak season.

The 7.3% list-to-sale concession rate is the central pricing signal in this dataset. An average list price of $1,015,100 against an average close of $941,250 indicates sellers are entering the market with aspirational pricing and correcting through negotiation rather than through pre-listing price discipline. In a building where the defensible closed PSF stands at $694