FONTAINEBLEAU II CONDO
Homes for Sale in Miami Beach, FL
True comps, carrying-cost math, and listings before the portals.
Market Heat
Photo via miami
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 II 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.
FONTAINEBLEAU II 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 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 (7 and 4 sales in the two windows).
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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
FONTAINEBLEAU II CONDO market snapshot (as of July 20, 2026): the median sale price is about $970K ($1547 per sq ft over the trailing 12 months of closed sales), and a median 46 days on market for closed sales. The trailing-12-month median is down 39% from the prior 12 months, computed from record-level miami closed sales (7 closings in the current window).
Fontainebleau II 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 II CONDO. Swipe to explore the community.
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FONTAINEBLEAU II CONDOPhotos from miami listings in FONTAINEBLEAU II CONDO; content deemed reliable but not guaranteed.
Who FONTAINEBLEAU II 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 July 20 of each year, from record-level miami 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 0 to 7 sales each (7 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.
FONTAINEBLEAU II CONDO Market Scorecard
FONTAINEBLEAU II CONDO is currently a balanced market., and homes go under contract in about 5 days.
Go deeper: ZIP market scorecard · county scorecard · true cost calculator · affordability calculator.
Live data: miami, refreshed twice daily. Market metrics only; these describe homes for sale and recent sales, not residents.
Homes For Sale Right Now in FONTAINEBLEAU II CONDO
Live MLS inventory for FONTAINEBLEAU II 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 II CONDO listings as of 2026-08-19, 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 FONTAINEBLEAU II CONDO buying strategy.
If we were buying in FONTAINEBLEAU II 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 II 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 II 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 II CONDO 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 FONTAINEBLEAU II 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 II 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 II 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 II CONDO home worth?
Get a no-obligation home value based on real comparable sales in FONTAINEBLEAU II 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.
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Frequently Asked Questions
What is the median home price in FONTAINEBLEAU II CONDO?
How long do homes in FONTAINEBLEAU II CONDO take to sell?
Do cash buyers compete in FONTAINEBLEAU II CONDO?
Who is the best real estate agent for FONTAINEBLEAU II CONDO?
How do I find a top Miami Beach real estate agent who knows FONTAINEBLEAU II CONDO?
Can Momentum Realty connect me with an agent for FONTAINEBLEAU II CONDO?
Should you buy in FONTAINEBLEAU II CONDO?
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 2018 (39 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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