AZUL AT FONTAINEBLEAU CON
Homes for Sale in Miami-Dade County, FL
True comps, carrying-cost math, and listings before the portals.
With only four closings in the current window, Azul at Fontainebleau Con is a thin market — pricing here moves on a handful of transactions rather than a broad trend line, so any single sale can swing the read. The median price of $250,000 against a median price per square foot of $278.81 points to compact, efficient unit sizes rather than large floor plans.
The median 152.5 days on market is the number that matters most right now. That is a slow clearing rate, and paired with a year-over-year price change of -3.8%, it tells a consistent story: sellers who price at or above recent comps are sitting, and the properties that do sell are the ones priced to move. Buyers have room to negotiate on timeline and terms; sellers need a realistic list price and patience built into the plan.
AZUL AT FONTAINEBLEAU CON right now
🟡 Off the recent peak. The trailing-12-month median ($250K) is down 3.8% from the prior 12 months ($260K). With about 4 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 closed sales, 12-month windows ending July 20. Confidence: Low (4 and 3 sales in the two windows).
What's unique here: the median sale price is about 51% below the typical Miami-Dade County sale ($250K vs $507K, trailing 12 months, miami records).
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Updated July 20, 2026 · Live data: miami, refreshed twice daily · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
The 60-Second Overview
AZUL AT FONTAINEBLEAU CON market snapshot (as of July 20, 2026): the median sale price is about $250K ($279 per sq ft over the trailing 12 months of closed sales), and a median 153 days on market for closed sales. The trailing-12-month median is down 4% from the prior 12 months, computed from record-level miami closed sales (4 closings in the current window).
Azul at Fontainebleau Con is a low-volume condo market where price per square foot in the high $270s and a median sale price near $250K reflect smaller, entry-level units rather than a wide range of floor plans.
Who AZUL AT FONTAINEBLEAU CON is best for.
Best for
- A buyer seeking a lower-priced condo entry point and comfortable with a longer marketing timeline if reselling later.
- An investor or owner-occupant focused on unit price per square foot rather than building amenities.
- A buyer able to move opportunistically on a slow-moving listing, using the extended days-on-market trend as negotiating room.
Probably not for
- A seller who needs a quick sale within a tight window, given the median 152.5-day time on market.
- A buyer expecting a defined amenity package, since none were identified from current MLS listings.
- Anyone using recent price trend as a signal of near-term appreciation, given the -3.8% year-over-year change.
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending July 20 of each year, from record-level miami closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($250K) IS the median in the snapshot above, and the move from 2025 ($260K) IS the -3.8% one-year change.
Windows contain 0 to 8 sales each (4 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 2017 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.
The AZUL AT FONTAINEBLEAU CON buying strategy.
If we were buying in AZUL AT FONTAINEBLEAU CON 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 AZUL AT FONTAINEBLEAU CON.
A market defined by time, not just price
The single most telling figure in this snapshot is the median 152.5 days on market. That is well beyond a quick-turn sale cycle, and it means listings here are competing less against each other and more against buyer patience. When days on market run this long, condition, staging, and realistic pricing at listing — not price cuts three months in — are what actually move a unit.
The year-over-year decline of -3.8% should be read alongside the low closings count of four. A small sample can be pulled down or up by one or two outlier sales, so this is a market to watch trend-over-trend rather than react to a single data point. No community amenities were identified from current MLS listings, so buyers evaluating this building should confirm building-level features directly rather than assuming a standard amenity package.
The location and the amenities are priced into every listing in AZUL AT FONTAINEBLEAU CON. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a market this thin, the comps you use and the way you frame an offer or a listing price matter more than usual. We pull the actual closed data for this building, not building-wide assumptions, and price accordingly — whether that means structuring a patient offer as a buyer or setting a listing strategy as a seller that accounts for a 150-plus day sale cycle rather than fighting it.
AZUL AT FONTAINEBLEAU CON in 15 seconds.
HOA, CDD & Fees
- Mandatory HOA — confirm current dues
- Any club/amenity membership is billed separately
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 AZUL AT FONTAINEBLEAU CON 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 AZUL AT FONTAINEBLEAU CON sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in AZUL AT FONTAINEBLEAU CON, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your AZUL AT FONTAINEBLEAU CON home worth?
Get a no-obligation home value based on real comparable sales in AZUL AT FONTAINEBLEAU CON, not an automated guess. Tell us about your home and we will personally prepare your numbers and a pricing strategy. No obligation, no spam.
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Frequently Asked Questions
What is the median home price in AZUL AT FONTAINEBLEAU CON?
How long do homes in AZUL AT FONTAINEBLEAU CON take to sell?
Do cash buyers compete in AZUL AT FONTAINEBLEAU CON?
Who is the best real estate agent for AZUL AT FONTAINEBLEAU CON?
How do I find a top real estate agent who knows AZUL AT FONTAINEBLEAU CON?
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Should you buy in AZUL AT FONTAINEBLEAU CON?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Community market stats | miami closed sales, 12-month windows ending July 20, 2026 |
| Under-contract shares | miami records, as of 2026-07-18 |
| Historical depth | Closed-sale records back to 2017 (38 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 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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The numbers on this page move markets in the aggregate. The number that matters to you is what a buyer pays for your address. Momentum sells for 1.25% above the miami member average and 8 days faster, and we’ll price yours against live your area comps.
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