Fontainebleau West North
Homes for Sale in Miami, FL
All 4,658 homes for sale in Miami, FL · median $520,990 · 88 homes for sale in 33172 · Miami-Dade County homes for sale
True comps, carrying-cost math, and listings before the portals.
Market Heat
Photo via MIAMI MLS
As of October 2026, Fontainebleau West North in Miami, FL has 2 homes for sale. Over the 12 months ending 2026-09-20, 11 recorded sales closed at a median of $900,000, $342 per square foot, a median 79 days on market, sellers accepting 93% of original asking (+7% versus the prior year). Homes listed or recently sold were built 2012–2013; 3 of 3 report an HOA (median $364/mo). At the median price and Miami-Dade County's FY2025-26 rate of 17.59 mills, annual property tax runs about $15,830 ($15,120 with the full homestead exemption).
Last 30 days in Fontainebleau West North: 1 new listing (median asking $749,000), 1 under contract right now. As of October 20, 2026, Listing information provided by the Southeast Florida MLS (SEFMLS) / MIAMI Association of REALTORS(R). Information is deemed reliable but not guaranteed by the MLS to be accurate.
Fontainebleau West North is pricing around $860,000 at a median of $347.14 per square foot, but with only 11 closings in this window, that median is doing a lot of work off a small sample. A handful of higher- or lower-condition sales can move the needle here more than in a deeper market, so treat the headline number as a directional reference, not a fixed line.
A median of 72 days on market and a market heat score of 27 both point to a slower-moving, buyer-leaning posture right now. Combined with pricing down 2.3% year over year, this reads as a market where sellers need realistic pricing from day one and buyers have room to negotiate on terms, timeline, or condition credits rather than racing to compete.
Figures in this note are as of July 21, 2026. The live market numbers elsewhere on this page update nightly and are newer.
Fontainebleau West North right now
🟡 Still climbing. The trailing-12-month median ($900K) is up 7.1% from the prior 12 months ($840K). With about a dozen sales a year, a single closing can swing this number, so read the level and the decade, not one year's move.Momentum Research, record-level MIAMI MLS closed sales, 12-month windows ending September 20. Confidence: Medium (11 and 13 sales in the two windows).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
· Updated October 20, 2026 · Live data: MIAMI MLS, refreshed twice daily · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
The 60-Second Overview
Fontainebleau West North market snapshot (as of September 20, 2026): the median sale price is about $900K ($342 per sq ft over the trailing 12 months of closed sales), and a median 79 days on market for closed sales. The trailing-12-month median is up 7% from the prior 12 months, computed from record-level MIAMI MLS closed sales (11 closings in the current window).
In ZIP 33172 (Miami), 155 homes closed in the last 12 months at a median of $310K ($273/sq ft), down 1.5% year over year, with a median 67 days on market. Right now 58 active and 19 pending listings — a buyer's market. See the live ZIP 33172 housing market and the Miami-Dade County market.
MIAMI REALTORS sales records identify 100 homes in FONTAINEBLEAU WEST NORTH that have changed hands since 2014, built between 2012 and 2013 (median 2013), with a median living area of about 2,602 sq ft and a typical 4-bedroom, 3.5-bath layout; 100% are single-family homes. Source: MIAMI REALTORS closed-sale history compiled by Momentum Research; counts reflect homes with a recorded MLS sale, not every home in the community.
This is a lower-volume corner of the Miami-Dade market, where pricing sits in the mid-$800s and deals take longer to close than in faster-turning communities — a profile that rewards patience on both sides of the table.
Who Fontainebleau West North is best for.
Best for
- Buyers targeting a purchase price near the mid-$800s who can wait out a longer closing timeline
- Sellers prepared to price against current, softer comps rather than last year's peak
- Buyers prioritizing the home and location itself over community-provided amenities
Probably not for
- Buyers who need a fast, competitive-offer purchase process
- Sellers expecting a quick sale without adjusting for the 72-day median timeline
- Buyers specifically shopping for amenity-driven communities, since none are identified here
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending September 20 of each year, from record-level MIAMI MLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($900K) IS the median in the snapshot above, and the move from 2025 ($840K) IS the +7.1% one-year change.
Windows contain 0 to 19 sales each (11 in the current window); every figure carries its sample size, and thin markets swing on single closings. Based on information from the Southeast Florida Multiple Listing Service (SEFMLS) or from MIAMI Association of REALTORS(R) for the period 2014 through 2026. Deemed reliable but not guaranteed.
The real cost & risk here
Before the list price, the Florida math the portals skip. These are Miami-Dade County typicals — your exact home, flood zone, and insurance quote will vary, so verify each before you offer.
Check it for your address: look up your flood zone (FEMA) · insurance by county · true-cost calculator · Miami-Dade County scorecard.
County typicals from Momentum’s Florida housing data (Zillow & Realtor.com aggregates, Census, FRED), updated monthly; insurance modeled. Flood zone is property-specific — always confirm via FEMA.
28% of homes for sale in ZIP 33172 are already under contract (under contract ÷ under contract + active listings) — a read on how much of the available inventory buyers have already claimed. Source: MLS data (2026-10-14).
Fontainebleau West North Market Scorecard
Fontainebleau West North is currently a balanced market., a median asking price of $850,000, and homes go under contract in about 220 days.
Go deeper: ZIP market scorecard · county scorecard · true cost calculator · affordability calculator.
Live data: MIAMI MLS, refreshed twice daily. Market metrics only; these describe homes for sale and recent sales, not residents.
Homes For Sale Right Now in Fontainebleau West North
Live MLS inventory for Fontainebleau West North. Every active listing, what is under contract right now, and the last 12 months of closed sales, refreshed twice a day. Closed comps beat an algorithm's guess every time.
Active and pending Fontainebleau West North listings as of 2026-10-18, priced high to low. Based on information from the Southeast Florida Multiple Listing Service (SEFMLS) or from MIAMI Association of REALTORS(R) for the period 2014 through 2026. Tap any home to ask about it.
The Fontainebleau West North buying strategy.
If we were buying in Fontainebleau West North today, this is the order of operations we would run for our clients.
Underwrite the condition first. Price the roof, HVAC, and systems honestly before judging any list price; condition swings value here more than square footage alone.
Match the home to real comps. Recent sales of similar condition and lot, not the asking price, tell you what a home is worth.
Move deliberately, not desperately. Neither side has a decisive edge, so a well-prepared, fairly-priced offer wins without overpaying.
Line up financing and inspection early. A pre-approval and an inspection plan let you act fast and negotiate from evidence.
Keep an agent in your corner. The listing agent works for the seller; we represent you and prepare a hand-built valuation before any offer in Fontainebleau West North.
A market that rewards patience
With a market heat score of 27, this is not a bidding-war environment. The 72-day median days-on-market figure confirms it: homes here sit long enough for buyers to do real diligence, and sellers who price against last year's numbers rather than this year's softer trend risk stretching that timeline further.
The year-over-year dip of 2.3% is modest, not a collapse, but it does suggest the market has cooled slightly rather than accelerated. No community amenities are identified in current MLS listings, so whatever is drawing buyers here is the home and the location itself, not a shared clubhouse or gated feature — worth confirming directly against any specific listing before assuming otherwise.
The location and the amenities are priced into every listing in Fontainebleau West North. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a market this thin — 11 closings, a 72-day median timeline, and no listed amenities to anchor comparisons — pricing and negotiating strategy depend on reading individual sales rather than trusting a broad trend line. We pull the actual comparable closings behind the median, not just the headline number, so you know whether $860,000 is the right target for a specific property or an average pulled in by outliers.
Fontainebleau West North in 15 seconds.
What it really costs to own in Fontainebleau West NorthHomes for Sale
The parts of the monthly number a mortgage calculator leaves out, from the tax roll, the MLS, Citizens and FEMA. Property facts only.
| Property tax | Current owners' bills run a median of $12,033/yr across 3 listings here (MLS tax records, 2026-10-20). |
|---|---|
| HOA dues | Median $364/month across 3 MLS listings (most billed monthly; 2026-10-20). Dues cover what the documents say they cover; ask for the budget and reserve study. |
| Home and flood insurance | The average Citizens Property Insurance premium in Miami-Dade County is $1,891/yr (56,357 policies, Citizens detail by county, April 2026); private-market quotes depend on roof age, wind mitigation and construction. |
| Roof and age | Median build year 2012 across 3 listings. An original roof here is about 14 years old: still inside the 15-year window Florida carriers use, but ask for the roof's permit date before you bind coverage. |
Email me new listings in Fontainebleau West NorthHomes for Sale
One e-mail a day, only when a home lists here, with price, beds, baths and a link to every listing. Straight from the MLS feed; no account needed.
Ask an agent about Fontainebleau West NorthHomes for Sale
Have a question about the homes, fees, rules or commute here? A Momentum agent who works Fontainebleau West NorthHomes for Sale will answer, and the answer is published on this page for the next buyer.
HOA, CDD & Fees
- HOA dues reported around $364/month (about $4,368/yr) · median of 3 MLS listings, most billed monthly
- Any club/amenity membership is billed separately
Listings in this community report association dues of about $364 per month ($4,368 a year) — the median AssociationFee across 3 MLS records, normalised to a monthly figure; most are billed monthly. Dues change with budgets and can differ by section or product type; confirm the current figure with the association before you offer. Source: MLS listing records, 2026-10.
Confirm the current HOA dues, exactly what they cover, and any CDD bond or special assessment for a specific address before you offer.
Tools for a Fontainebleau West North buy.
Free calculators to pressure-test the real cost before you tour.
Selling here is won on condition and pricing to real comps, not an automated estimate. The right number comes from closed Fontainebleau West North sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Fontainebleau West North, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Fontainebleau West North home worth?
Get a no-obligation home value based on real comparable sales in Fontainebleau West North, not an automated guess. Tell us about your home and we will personally prepare your numbers and a pricing strategy. No obligation, no spam.
See all homes for sale in Miami →
| Location | Miami, Miami-Dade County, FL · ZIP 33172 |
|---|---|
| Sale prices, last 12 months | $900,000 median across 11 closed sales · $342 per sq ft · +7.1% vs the prior 12 months |
| Days on market (closed sales) | 79 median |
| For sale right now | 2 active, 0 pending · median asking $850,000 |
Data as of September 20, 2026. Based on information from the Southeast Florida Multiple Listing Service (SEFMLS) or from MIAMI Association of REALTORS(R) for the period 2014 through 2026. Market figures describe homes, not residents. Cite as: Momentum Realty, “Fontainebleau West North key facts,” movewithmomentum.com/neighborhoods/fontainebleau-west-north, data as of September 20, 2026.
Just listed in Fontainebleau West North
The newest homes for sale in Fontainebleau West North right now, newest first. Each link opens the full listing with every photo, the price history and a tour request.
- 9947 NW 10Th Ter $749,000 · 3 bd · 2 ba · 1,579 sq ft · new today Courtesy of Professional Realty of Miami Inc.
- 10131 NW 10Th St $700,000 · 3 bd · 2 ba · 1,534 sq ft · 220 days on market Courtesy of One World Properties
Checked against the MLS Oct 20, 2026. All new listings in this market.
Every Home for Sale in Fontainebleau West North Right Now (2)
All 2 active and pending Fontainebleau West North listings with a detail page, newest first, refreshed twice a day from the MLS.
- 9947 NW 10th Ter · $749,000 · 3 bd / 2 ba · listed Oct 3, 2026 · listed by Professional Realty of Miami Inc.
- 10131 NW 10th St · $700,000 · 3 bd / 2 ba · listed Jul 22, 2026 · listed by One World Properties
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Miami guides & data
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- Florida home insurance rates by county
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- Florida property tax calculator
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- The 4-point inspection, explained
- Florida flood insurance calculator
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Streets in this community
Street-level pages: every home on record, what sold and what is for sale on each street.
- NW 10Th Street (28 homes on record)
- NW 10Th Terrace (22 homes on record)
- NW 8Th Terrace (9 homes on record)
- NW 9Th Street (7 homes on record)
- NW 10Th Terrace (3 homes on record)
- NW 10Th Street (2 homes on record)
- NW 10Th Street (1 homes on record)
- NW 8Th Terrace (1 homes on record)
- NW 8Th Terrace (1 homes on record)
Recent Developments in Fontainebleau West North
Development, infrastructure, retail, and school activity affecting Fontainebleau West North, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated October 2026.
- October 2026Development
Casa Bella Residences opens at 1400 Biscayne Boulevard in Downtown Miami
Related Group and Alta Developers completed the 56-story, 650-foot tower with 319 residences, including 10 penthouses. Closings are underway and first residents have moved in, with more than 90 percent of homes reported under contract. Construction began in November 2023.
What it may mean for the marketAdds 319 completed homes to the downtown Biscayne corridor, close to existing transit, offices and dining. The site is about 6 miles southeast of Fontainebleau West North.
Source: Florida YIMBY - October 2026Development
Sweetbird North breaks ground at 95 NE 40th Street in the Miami Design District
Miami Design District Associates and Raycliff Capital began an eight-story, 120,500 square foot building with more than 92,000 square feet of office and about 22,500 square feet of retail. Atria Health and Research Institute leased about 55,000 square feet and 26North will also join. Completion is expected in early 2028.
What it may mean for the marketAdds office space and ground-floor retail in the Design District, increasing nearby daytime employment and shopping options. The site is about 5 miles east of Fontainebleau West North.
Source: Florida YIMBY - September 2026Market
Lenders file foreclosure suit over Metro Parc South in Hialeah
Scale Lending filed suit on September 22 alleging default on $31.1 million in construction loans for MG Developer's planned 10-story, 347-unit third phase of Metro Center near East 24th and 25th streets. The project had a $105 million financing package, and the developer says it is in good-faith talks with lenders.
What it may mean for the marketThe dispute puts the timing of 347 planned Hialeah apartments in question, which could affect near-term rental supply. The site is about 2 miles north of Fontainebleau West North.
Source: Hoodline - September 2026Infrastructure
Unsolicited bid to build a North Dade rail line is under county study
The county is reviewing an unsolicited proposal for a 10-mile rapid transit line along NW 27th Avenue from the NW 62nd Street Metrorail station to NW 215th Street, near the Broward line. State estimates for heavy rail on the corridor reached $4.2 billion in April, and the line is unfunded. FDOT is waiting for the county to accept or reject the proposal.
What it may mean for the marketIf advanced, the line would extend rail access along the NW 27th Avenue corridor, but funding and mode remain undecided. The site is about 7 miles north of Fontainebleau West North.
Source: Miami Today - September 2026Civic
Miami-Dade commissioners adopt $14.26 billion budget with flat tax rate
County commissioners approved the fiscal year 2026-27 budget after a meeting that ran from Thursday afternoon into Friday morning. The operating property tax rate stays flat at 4.57 mills. The county says the plan prioritizes public safety, parks and transportation amid slowing revenue growth.
What it may mean for the marketA flat operating millage keeps the county's property tax rate steady for owners across Miami-Dade for the coming fiscal year. The site is about 6 miles southeast of Fontainebleau West North.
Source: Local 10 News - September 2026Infrastructure
County committee reviews $101 million contract for MIA North Terminal baggage screening machines
A county committee is reviewing a $101 million contract to replace 25 explosives detection machines in the North Terminal's baggage-handling system at Miami International Airport. The work would take about four and two-thirds years and be phased to limit disruption.
What it may mean for the marketBaggage system upgrades at the airport support passenger throughput and airport-related operations over several years. The site is about 2 miles south of Fontainebleau West North.
Source: Miami Today
Summaries reflect public reporting and official sources linked above as of the dates shown. Project details, timelines, and approvals can change. Commentary on potential market effects is general observation, not investment advice or a prediction for any specific property. For the freshest items across the whole region, see This Week in Northeast Florida.
Frequently Asked Questions
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Should you buy in Fontainebleau West North?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Live listings | MIAMI MLS, refreshed twice daily (last: October 18, 2026) |
| Community market stats | MIAMI MLS closed sales, 12-month windows ending September 20, 2026 |
| Under-contract shares | MIAMI MLS records, as of 2026-09-20 |
| Historical depth | Closed-sale records back to 2014 (122 transactions analyzed) |
Verify the primary sources yourself: Florida DOR · U.S. Census · FEMA flood maps · Citizens Property Insurance.
Momentum Research figures are our own analysis of MIAMI MLS records; MLS data is deemed reliable but not guaranteed. Methodology: how Momentum market scores are computed. Market metrics describe homes for sale and recent sales, not residents.
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More on Fontainebleau West North
- Home values · What homes in Fontainebleau West North actually sell for
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