Fontainebleau
Condos for Sale in Miami Beach, FL
All 1,630 homes for sale in Miami Beach, FL · median $547,000 · 1,603 condos for sale in Miami Beach · 479 homes for sale in 33140 · 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 Ii Condo in Miami Beach, FL has 11 homes for sale and 1 pending, asking from $825,000 to $2,400,000 (median $1,349,000). Over the 12 months ending 2026-09-20, 9 recorded sales closed at a median of $970,000, $1,547 per square foot, a median 64 days on market, sellers accepting 93% of original asking (-39% versus the prior year). Homes listed or recently sold were built 2005–2005; 12 of 12 report an HOA (median $1,341/mo). At the median price and Miami-Dade County's FY2025-26 rate of 17.59 mills, annual property tax runs about $17,070 ($16,350 with the full homestead exemption).
Last 30 days in Fontainebleau: 8 new listings (median asking $1,422,000), 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.
Homes For Sale Right Now in Fontainebleau Condo
Live MLS inventory for Fontainebleau Condo. 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 Condo 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 2018 through 2026. Tap any home to ask about it.
The number that anchors this market is price per square foot, not the median price tag itself. At $1,546.91 per square foot against a $970,000 median, Fontainebleau is pricing on finish, floor, and view more than on square footage — a smaller renovated unit can carry the same weight as a larger dated one.
With only 7 closings in the current window, the -38.8% year-over-year swing should be read as a small-sample effect first and a market signal second. A handful of different unit types trading changes the mix dramatically. Days on market at 46 and a heat score of 53 point to a steady, unhurried pace rather than a market moving sharply in either direction.
Figures in this note are as of July 22, 2026. The live market numbers elsewhere on this page update nightly and are newer.
Fontainebleau Condo right now
🔴 Off the recent peak. The trailing-12-month median ($970K) is down 38.8% from the prior 12 months ($1.59M). With about 5 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: Low (9 and 4 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 Condo market snapshot (as of September 20, 2026): the median sale price is about $970K ($1547 per sq ft over the trailing 12 months of closed sales), and a median 64 days on market for closed sales. The trailing-12-month median is down 39% from the prior 12 months, computed from record-level MIAMI MLS closed sales (9 closings in the current window).
In ZIP 33140 (Miami Beach), 1,116 homes closed in the last 12 months at a median of $570K ($327/sq ft), up 3.9% year over year, with a median 70 days on market. Right now 727 active and 140 pending listings — a buyer's market. See the live ZIP 33140 housing market and the Miami-Dade County market.
MIAMI REALTORS sales records identify 23 homes in FONTAINEBLEAU II Condo that have changed hands since 2019, built between 2005 and 2005 (median 2005), with a median living area of about 980 sq ft and a typical 1-bedroom, 2-bath layout; 96% are condominiums. Source: MIAMI REALTORS closed-sale history compiled by Momentum Research; counts reflect homes with a recorded MLS sale, not every home in the community.
Fontainebleau Condo trades in a tight-volume, high-price-per-square-foot segment where unit mix — not broad market direction — drives the headline numbers.
The setting & the homes.
Aerial and on-site photos of Fontainebleau Condo. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
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Fontainebleau CondoPhotos from MIAMI MLS listings in Fontainebleau Condo; content deemed reliable but not guaranteed.
Who Fontainebleau Condo is best for.
Best for
- Buyers targeting a specific unit condition or view and comfortable pricing off per-square-foot data rather than a building median
- Sellers with a renovated or upgraded unit who want pricing that reflects finish level, not just square footage
- Buyers or sellers comfortable with a measured, non-competitive pace near a 46-day median market time
Probably not for
- Buyers who want a large sample of recent comparable sales before committing to a price
- Sellers expecting the building median to set their asking price regardless of unit condition
- Anyone relying on year-over-year percentage swings as a forecast of future pricing
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 ($970K) IS the median in the snapshot above, and the move from 2025 ($1.59M) IS the -38.8% one-year change.
Windows contain 2 to 9 sales each (9 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 2018 through 2026. Deemed reliable but not guaranteed.
8% of homes for sale in Fontainebleau Condo 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 (2026-10-18).
Fontainebleau Condo Market Scorecard
Fontainebleau Condo is currently a balanced market., a median asking price of $1,349,000, and homes go under contract in about 2 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.
The Fontainebleau Condo buying strategy.
If we were buying in Fontainebleau Condo 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 Condo.
Reading a thin data set correctly
Seven closings is not enough volume to draw a conclusion about direction — it's enough to draw a conclusion about character. What the data shows is a building where price per square foot runs high relative to the median price, meaning the mix leans toward smaller, well-appointed units rather than larger ones at scale. Buyers and sellers should treat the year-over-year comparison as a mix shift, not a valuation trend.
A median 46 days on market and a heat score sitting near the middle of the range describe a building that isn't chasing offers or sitting stale. Pricing discipline matters here more than urgency — sellers who price to the per-square-foot reality tend to move in line with that 46-day window; those who price off the median alone risk mismatching the unit they're actually selling.
The location and the amenities are priced into every listing in Fontainebleau Condo. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a building where seven closings can swing the year-over-year number by nearly 40 points, the comparable you choose determines the number you believe. We build the comp set unit by unit — floor, finish, and exposure — rather than leaning on a median that thin volume can distort.
Fontainebleau Condo in 15 seconds.
What it really costs to own in Fontainebleau Condos 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 $17,397/yr across 12 listings here (MLS tax records, 2026-10-20). |
|---|---|
| HOA dues | Median $1,342/month across 12 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 2005 across 12 listings. An original roof here would be about 21 years old; under Florida's 2022 reform (SB 2-D) carriers may require an inspection past 15 years, so budget for a roof report, and for replacement where it fails. |
Estimated carrying cost at the median asking price, before the mortgage: about $2,949/month (tax $1,450, HOA $1,342, insurance $158). An estimate from the sources above, not a quote.
Email me new listings in Fontainebleau Condos 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 Condos for Sale
Have a question about the homes, fees, rules or commute here? A Momentum agent who works Fontainebleau Condos for Sale will answer, and the answer is published on this page for the next buyer.
HOA, CDD & Fees
- HOA dues reported around $1,342/month (about $16,098/yr) · median of 12 MLS listings, most billed monthly
- Any club/amenity membership is billed separately
Listings in this community report association dues of about $1,342 per month ($16,098 a year) — the median AssociationFee across 12 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 Condo 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 Condo sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Fontainebleau Condo, 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 Condo home worth?
Get a no-obligation home value based on real comparable sales in Fontainebleau Condo, 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 Beach →
Recently off market in FONTAINEBLEAU II CONDO
Homes in FONTAINEBLEAU II CONDO that recently left the market. Each address opens its public-record profile: county-recorded value, property taxes, the last recorded sale, community sales history, and what is for sale nearby now. 3 on record.
- 4401 Collins Ave 1706 · off market
- 4401 Collins Ave 2315/2317 · off market
- 4401 Collins Ave 2712 · off market
| Location | Miami Beach, Miami-Dade County, FL · ZIP 33140 |
|---|---|
| Home types (current listings and sales) | condos 100% |
| Sale prices, last 12 months | $970,000 median across 9 closed sales · $1547 per sq ft · -38.8% vs the prior 12 months |
| Days on market (closed sales) | 64 median |
| For sale right now | 9 active, 0 pending · median asking $1,349,000 |
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 2018 through 2026. Market figures describe homes, not residents. Cite as: Momentum Realty, “Fontainebleau key facts,” movewithmomentum.com/neighborhoods/fontainebleau-ii-condo, data as of September 20, 2026.
Just listed in Fontainebleau
The newest homes for sale in Fontainebleau right now, newest first. Each link opens the full listing with every photo, the price history and a tour request.
- 4401 Collins Ave 1703 $1,699,000 · 1 bd · 2 ba · 980 sq ft · new today Courtesy of Coldwell Banker Realty
- 4401 Collins Ave 2612 $1,495,000 · 1 bd · 2 ba · 1,002 sq ft · new today Courtesy of Coldwell Banker Realty
- 4401 Collins Ave 1712 $1,349,000 · 1 bd · 1 ba · 1,002 sq ft · new today Courtesy of Barr Agency Real Estate
- 4401 Collins Ave 1017 $825,000 · 1 ba · 491 sq ft · new today Courtesy of Coldwell Banker Realty
- 4401 Collins Ave 915 $1,199,000 · 1 bd · 1 ba · 1,066 sq ft · 1 day on market Courtesy of Coldwell Banker Realty
- 4401 Collins Ave 2209 $985,000 · 1 ba · 526 sq ft · 2 days on market Courtesy of Coldwell Banker Realty
Checked against the MLS Oct 20, 2026. All new listings in this market.
Every Home for Sale in Fontainebleau Ii Condo Right Now (12)
All 12 active and pending Fontainebleau Ii Condo listings with a detail page, newest first, refreshed twice a day from the MLS.
- 4401 Collins Ave 2209 · $985,000 · 1 ba · listed Oct 14, 2026 · listed by Coldwell Banker Realty
- 4401 Collins Ave 2612 · $1,495,000 · 1 bd / 2 ba · listed Oct 3, 2026 · listed by Coldwell Banker Realty
- 4401 Collins Ave 1017 · $825,000 · 1 ba · listed Oct 3, 2026 · listed by Coldwell Banker Realty
- 4401 Collins Ave 1815 · $1,500,000 · 1 bd / 2 ba · listed Sep 30, 2026 · listed by Coldwell Banker Realty
- 4401 Collins Ave 1703 · $1,699,000 · 1 bd / 2 ba · listed Sep 19, 2026 · listed by Coldwell Banker Realty
- 4401 Collins Ave 1712 · $1,349,000 · 1 bd / 1 ba · listed Sep 11, 2026 · listed by Barr Agency Real Estate
- 4401 Collins Ave 915 · $1,199,000 · 1 bd / 1 ba · listed Sep 10, 2026 · listed by Coldwell Banker Realty
- 4401 Collins Ave 1401 · $910,000 · 1 ba · pending · listed Sep 10, 2026 · listed by Miami Wave Realty, LLC
- 4401 Collins Ave 1915/1917 · $2,400,000 · 2 bd / 3 ba · listed Sep 5, 2026 · listed by Coldwell Banker Realty
- 4401 Collins Ave 1115 · $1,489,000 · 1 bd / 2 ba · listed Sep 3, 2026 · listed by Coldwell Banker Realty
- 4401 Collins Ave 2517 · $999,000 · 1 ba · listed Jul 22, 2026 · listed by Coldwell Banker Realty
- 4401 Collins Ave 1117 · $839,000 · 1 ba · listed Jul 22, 2026 · listed by Coldwell Banker Realty
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Recent Developments in Fontainebleau Ii Condo
Development, infrastructure, retail, and school activity affecting Fontainebleau Ii Condo, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated October 2026.
- October 2026Retail & Dining
Shops at Sunset Place nears demolition for mixed-use redevelopment
The plan calls for 1,513 residences in seven towers of 12 to 33 stories, a 287-room hotel, a 1,300-seat theater, 202,462 square feet of retail and 65,892 square feet of office. Demolition is now targeted for early 2027 and a first phase around 2029. Plans estimate about $149 million in infrastructure improvements.
What it may mean for the marketReplaces a largely vacant mall with housing, hotel and street-level retail near Dadeland and the South Dade Metrorail line. The site is about 4 miles south of Fontainebleau Ii Condo.
Source: Miami Today - 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 east of Fontainebleau Ii Condo.
Source: Florida YIMBY - October 2026Builder Activity
Swire Properties breaks ground on Residences at Mandarin Oriental, Miami on Brickell Key
Swire Properties started construction at 500 Brickell Key Drive and 750 Claughton Island Drive on two towers, 66 stories (850 feet) and 33 stories (426 feet). The project includes 326 residences and a 121-room hotel, with Moss as general contractor and completion scheduled for 2030.
What it may mean for the marketAdds multi-year construction activity and future hotel and residential supply on Brickell Key, near the Brickell employment core. The site is about 6 miles east of Fontainebleau Ii Condo.
Source: Florida YIMBY - September 2026Development
University of Miami agreement with Coral Gables would add a hospital of up to 100 beds
A development agreement would allow construction of a hospital with up to 100 beds on the university's Coral Gables campus, offering inpatient, outpatient and emergency care. The agreement would also reshape the campus, which includes the Gables Village residential complex of 1,458 beds slated for mid-2029. Cost, size and timeline for the hospital were not stated.
What it may mean for the marketA campus hospital would add inpatient and emergency care capacity and healthcare employment in the Coral Gables area. The site is about 3 miles south of Fontainebleau Ii Condo.
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 5 miles east of Fontainebleau Ii Condo.
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 north of Fontainebleau Ii Condo.
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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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 2018 (41 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 Condos for Sale in Miami Beach
- Home values · What homes in Fontainebleau Condos for Sale in Miami Beach actually sell for
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