Miami’s office skyline was built in two waves. The first, in the 1970s and 1980s, put the big bank and finance towers on Biscayne Boulevard downtown. The second moved south along Brickell Avenue, and since 2020 it has been fed by finance and technology firms relocating from New York and Chicago. The tallest office building in the city is still a 1984 tower. The most expensive space is in the newest one.
Below are Miami’s tallest office towers by height, with the year each was finished and what makes it matter to the market. Heights and floor counts are from the Council on Tall Buildings and Urban Habitat and public building records.
A skyline is a rent roll you can see from the bay. Every one of these towers tells you who was paying top dollar for space when it was built, and the newest one tells you who is paying it now.
The towers, tallest first
Completed buildings whose primary use is office
| # | Tower | Area | Height | Floors | Built |
|---|---|---|---|---|---|
| 1 | Southeast Financial Center | Downtown | 764 ft | 55 | 1984 |
| 2 | 830 Brickell | Brickell | 724 ft | 55 | 2024 |
| 3 | Wells Fargo Center | Downtown | 655 ft | 47 | 2010 |
| 4 | Miami Tower | Downtown | 625 ft | 47 | 1987 |
| 5 | Brickell World Plaza | Brickell | 520 ft | 40 | 2011 |
| 6 | Stephen P. Clark Government Center | Downtown | 510 ft | 28 | 1985 |
| 7 | 1450 Brickell | Brickell | 500 ft | 34 | 2010 |
| 8 | One Biscayne Tower | Downtown | 492 ft | 39 | 1973 |
1. Southeast Financial Center
Miami's tallest office building for four decades and still the tallest built for office use. Its stepped glass profile anchors the downtown skyline on Biscayne Boulevard.
2. 830 Brickell
The first new office tower of this scale in Miami since 2010, developed by OKO Group and Cain International and designed by Adrian Smith + Gordon Gill. Tenants listed include Microsoft, Citadel Enterprise Americas, Sidley Austin, Thoma Bravo, Marsh and AerCap.
3. Wells Fargo Center
Built as Met 2 Financial Center near the Miami River, it was the last major office tower finished downtown before the newest wave moved to Brickell.
4. Miami Tower
The I. M. Pei-designed tower (formerly CenTrust and Bank of America Tower) known for the colored lights on its stepped crown. The most recognizable building on the skyline.
5. Brickell World Plaza
Twenty-eight floors of office over an eleven-level garage, part of the Brickell Avenue corridor that pulled finance tenants south from downtown.
6. Stephen P. Clark Government Center
Miami-Dade County's headquarters. Not investment-grade office in the market sense, but one of the largest single office users downtown.
7. 1450 Brickell
A glass Class A tower at the south end of the avenue, long a destination for law, banking and private-equity tenants.
8. One Biscayne Tower
One of downtown's earliest office high-rises, still leasing on Biscayne Boulevard more than 50 years later.
Two notable Brickell office buildings sit just below this list: 701 Brickell, a 34-floor, roughly 783,000 SF tower, and Brickell City Tower at 33 floors.
The skyline at a glance
Height in feet, completed office towers plus Citadel’s approved height
Citadel’s bar is dashed because it is approved, not built. If completed at that height it would stand about 285 feet above Southeast Financial Center.
Brickell vs. downtown
Two office districts, a few blocks apart
| Downtown (Biscayne Blvd. / CBD) | Brickell | |
|---|---|---|
| Tallest towers | Southeast Financial Center, Wells Fargo Center, Miami Tower | 830 Brickell, Brickell World Plaza, 1450 Brickell |
| Typical vintage | Mostly 1970s–1980s, plus 2010 | Mostly 2010 onward |
| Typical tenants | Banks, law firms, government and civic users | Hedge funds, private equity, tech, law |
| Rents | Generally lower for comparable space | Highest in the market for new towers |
| What to watch | Older buildings competing on price and upgrades | New supply (Citadel, 1401 Brickell) and concessions |
The two districts compete for the same tenants, connected by Metromover. Many of the finance firms that moved to Miami since 2020 chose Brickell, while downtown keeps the courts, county government and many of the region’s older banking and legal offices.
What makes a trophy tower
Why tenants pay the top rents for a few buildings
- Age and systems. New HVAC, air filtration, elevators and backup power. Tenants with trading floors or data needs pay for reliability.
- Hurricane construction. Miami-Dade is a High-Velocity Hurricane Zone under the Florida Building Code, so newer towers are built to stricter wind standards, which helps insurance and continuity planning.
- Floor plates and views. Large, column-free floors with bay or ocean views attract firms that want one or two full floors.
- Amenities. Fitness, dining, conference space and parking ratios that support recruiting.
- Ownership. A well-capitalized landlord that can fund tenant improvements and keep the building current over a 10- to 15-year lease.
Tenants don’t pay a premium for height. They pay for a building that will still work, and still be well owned, at the end of a 15-year lease. That is what a lender is underwriting too.
What is coming next
Two towers that will reshape the list
Citadel headquarters, 1201 Brickell Bay Drive. Ken Griffin’s Foster + Partners-designed tower, co-developed with Related Companies, has FAA approval at 1,049 feet, the most Miami allows. A 2024 county filing described about 1.3 million square feet of office, a 212-room hotel and street retail. Built as approved, it would be Miami’s tallest office tower by nearly 300 feet. We have not confirmed a groundbreaking as of this writing.
1401 Brickell. A 764-foot, 50-floor tower branded for Santander, which broke ground in April 2026 and is scheduled for 2029.
Both reflect the same bet: that top-tier tenants will keep paying a premium for new Brickell space, even as older towers downtown compete on price.
What Class A space costs now
Q3 2026, as reported by the major brokerages
Cushman & Wakefield’s Q3 2026 Miami report put overall vacancy at 13.9%, its lowest in six years, with Class A vacancy at 16.0% (down 1.8 points in a year) and Class A asking rents at $74.77 per square foot, up 6.1%. Savills, measuring availability across Miami-Dade, reported 14.6% and an average asking rent of $68.50, up 8.4%. The two firms measure different things over different areas, so neither is wrong; compare the same measure over time.
The pattern is clear in both: new Brickell towers command the top rents, while older downtown buildings carry more of the vacancy. For county-level sales, building stock and distress data, see the Miami-Dade County market page, the Brickell market page and the Brickell market update.
What it means for owners and tenants
A flight to quality has two sides
Tenants who need trophy space are competing for a small number of new floors, and should start early and expect to pay for it. Tenants who can live without the newest lobby will find more room to negotiate in older Class A and Class B towers downtown, where landlords are working to fill space.
Owners of older office buildings face the other side of that trade. When the top of the market tightens, buyers and lenders look hard at older buildings’ rent rolls, capital needs and lease expirations. If you own office in South Florida and are weighing a sale, refinance or repositioning, start with what the building earns and what a lender would lend on it today. A confidential valuation is the quickest way to find out.
Tenant checklist for a Miami tower
Compare total cost, not asking rent
- Effective rent. Asking rent minus free rent and tenant-improvement allowance, spread over the lease term.
- Loss factor. The share of common area you pay for. Two towers at the same rent can differ by thousands of dollars a year on the same usable space.
- Operating expenses and taxes. Ask for the last three years and what is included; insurance has been the fastest-rising line in Florida.
- Parking. Ratio per 1,000 SF and monthly cost per space.
- Landlord strength. Who owns the building, how it is financed, and when that loan matures.
- Exit and growth. Expansion rights, early termination and sublease terms.
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The towers
- What is the tallest completed office building in Miami?
- Southeast Financial Center, 200 S. Biscayne Blvd.: 764 feet, 55 floors, finished in 1984.
- Which Miami office tower was finished in 2024, and how tall is it?
- 830 Brickell, 724 feet and 55 floors, developed by OKO Group and Cain International.
- Name three tenants listed at 830 Brickell.
- Any three of: Microsoft, Citadel Enterprise Americas, Sidley Austin, Thoma Bravo, Marsh, AerCap, CI Financial, A-CAP, WeWork.
- Which Miami tower is known for the colored lights on its stepped crown?
- Miami Tower (100 SE 2nd St.), designed by I. M. Pei, finished in 1987, 625 feet.
- What was Wells Fargo Center originally called?
- Met 2 Financial Center. It was finished in 2010 at 655 feet and 47 floors.
- How is Brickell World Plaza laid out?
- About 28 office floors above an 11-level parking garage, 520 feet tall at 600 Brickell Ave., finished in 2011.
- What height has the FAA approved for Citadel’s tower at 1201 Brickell Bay Drive?
- 1,049 feet, the most Miami allows. A 2024 county filing described about 1.3 million SF of office plus a hotel.
The office market
- What was Miami Class A asking rent in Q3 2026 (Cushman & Wakefield)?
- $74.77 per square foot per year, up 6.1% from a year earlier.
- What was Miami’s overall office vacancy in Q3 2026 (Cushman & Wakefield)?
- 13.9%, the lowest in six years. Class A vacancy was 16.0%.
- Why do two brokerage reports show different Miami vacancy numbers?
- They measure different things (vacancy vs. availability) over different areas (city vs. county). Compare the same measure over time.
- What is a “flight to quality”?
- Tenants moving to the newest, best-located buildings, which tightens the top of the market while older buildings carry more of the vacancy.
Leasing and owning
- What is a loss factor in an office lease?
- The gap between rentable and usable square feet: the share of the building’s common areas each tenant pays for. Compare it across towers before comparing rents.
- Why does hurricane construction matter for Miami office towers?
- Miami-Dade is a High-Velocity Hurricane Zone under the Florida Building Code, so windows, roofs and envelopes must meet stricter wind standards, which affects insurance and capital costs.
- What should an owner of an older office building check before selling or refinancing?
- What it earns today, upcoming lease expirations, deferred capital needs, insurance cost, and what a lender would lend on it at today’s rates.
About Michael R. Linton
Who wrote this, and how he helps owners and tenants
Who is Michael R. Linton? Michael R. Linton is a Florida-licensed commercial real estate broker (BK703722) and the founder of Linton Global Solutions. Based in the Tampa–Orlando I-4 corridor and serving investors, owners and tenants across Florida, he works across office, multifamily, industrial, retail, hospitality, land, mixed-use and special-purpose property, with 39 years in real estate and about 15 years running a mortgage company and originating loans.
Why work with Linton Global Solutions? Because every recommendation starts with what the property earns and what a lender would lend on it. Owners get a value they can defend with a buyer or a bank; tenants get a side-by-side of total occupancy cost, not just asking rent.
Whether you own the building or lease a floor in it, the same three numbers decide the outcome: what the space earns, what it costs to keep, and what a bank would lend against it today.
Frequently asked questions
What is the tallest office building in Miami?+
Southeast Financial Center at 200 S. Biscayne Blvd. is the tallest completed office building in Miami at 764 feet and 55 floors, finished in 1984. 830 Brickell, completed in 2024, is second at 724 feet. Citadel’s planned headquarters at 1201 Brickell Bay Drive has FAA approval to 1,049 feet, which would make it the tallest when built.
Who are the tenants at 830 Brickell?+
The Council on Tall Buildings and Urban Habitat lists Microsoft, Citadel Enterprise Americas, Sidley Austin, Thoma Bravo, Marsh, AerCap, CI Financial, A-CAP and WeWork among the occupiers of 830 Brickell. The 55-story tower was developed by OKO Group and Cain International.
What is the status of the Citadel tower in Brickell?+
Citadel’s Foster + Partners-designed headquarters at 1201 Brickell Bay Drive, co-developed with Related Companies, received FAA approval at 1,049 feet, the maximum height allowed in Miami. A 2024 county filing described about 1.3 million square feet of office, a 212-room hotel and retail space. As of this writing we have not confirmed a groundbreaking.
How much does Class A office space cost in Miami in 2026?+
Cushman & Wakefield reported Miami Class A asking rents of $74.77 per square foot per year in Q3 2026, up 6.1% from a year earlier, with Class A vacancy at 16.0% and overall vacancy at 13.9%, the lowest in six years. Savills measured Miami-Dade availability at 14.6% and average asking rent at $68.50, up 8.4%. Brokers measure different things, so compare like with like.
How do I choose a commercial real estate broker for Miami office space?+
Look for a Florida-licensed broker who can show you the numbers behind the space: effective rent after concessions, loss factor, operating expenses and the landlord’s financial position. A broker who has worked with lenders will also tell you how stable the building’s ownership is, which matters on a long lease.
How does Linton Global Solutions help office owners and tenants in Florida?+
Linton Global Solutions is a Florida commercial real estate brokerage led by Michael R. Linton (Broker BK703722). It values office and other commercial property, represents owners selling or leasing buildings, matches borrowers with lenders, and helps tenants compare space on total occupancy cost rather than asking rent alone.
Is Brickell or downtown Miami better for office space?+
Brickell has the newest towers and the highest rents, and it is where most finance and law tenants have moved. Downtown has the tallest older towers, more government and civic users, and generally lower rents for comparable space. The right answer depends on the tenant’s budget, parking needs and who it wants to be near.
Works cited
- Council on Tall Buildings and Urban Habitat. “830 Brickell.” The Skyscraper Center, www.skyscrapercenter.com/building/830-brickell/35218. Accessed 10 Nov. 2026.
- “List of Tallest Buildings in Miami.” Wikipedia, en.wikipedia.org/wiki/List_of_tallest_buildings_in_Miami. Accessed 10 Nov. 2026.
- Cushman & Wakefield. “MarketBeat: Miami Office Q3 2026.” www.cushmanwakefield.com/en/united-states/insights/us-marketbeats/miami-marketbeats/office. Accessed 10 Nov. 2026.
- “Miami-Dade Office Rents Rise and Vacancy Tightens.” Commercial Observer, Oct. 2026, commercialobserver.com/2026/10/miami-dade-office-q3/. Accessed 10 Nov. 2026.
- Council on Tall Buildings and Urban Habitat. “1201 Brickell Bay Drive.” The Skyscraper Center, www.skyscrapercenter.com/building/1201-brickell-bay-drive/48159. Accessed 10 Nov. 2026.
- Florida Building Commission. Florida Building Code, floridabuilding.org. Accessed 10 Nov. 2026.
Photos: Wikimedia Commons, credited under each image (CC0, CC BY and CC BY-SA licenses; images resized). Sources:building heights, floors, years and tenants from the Council on Tall Buildings and Urban Habitat (Skyscraper Center) and public records; Citadel tower details from published FAA approval and 2024 county filings as reported in the press; market figures from Cushman & Wakefield MarketBeat Miami Office Q3 2026 and Savills via Commercial Observer (October 2026). Figures can change; verify before relying on them. General information only, not legal, tax, appraisal or investment advice. Linton Global Solutions is a Florida real estate brokerage (BK703722).
