Fontainebleau Homes for Sale

Fontainebleau Iii is a waterfront community in Miami Beach, Miami-Dade County, Florida. Active listings are priced from $779,000 to $4,200,000. Homes were built starting 2008. Pure Equity lists homes in Fontainebleau and represents buyers. Commission is negotiable, and what we are paid is agreed with you in writing before you commit to anything.

Pure Equity Realty covers Fontainebleau and the Miami Beach area. We list for 1%, which includes photography, MLS syndication, and negotiation support. Buyers pay nothing for representation. For current market data, see Florida Realtors' market statistics.

Our MLS feed shows 32 Fontainebleau Miami Beach homes for sale as of October 2026. The median asking price is $1.27M. Asking prices run from $825,000 to $3.06M.

That is 96% above the Miami Beach median of $650,000. On a per-foot basis, homes here ask about $1,672 per square foot, compared with $697 across Miami Beach. So the median price buys roughly 750 square feet of living area.

Listings here have averaged 321 days on the market. That is slower than the Miami Beach average of 174 days. Because of that, buyers often have more room to negotiate on price, repairs or closing costs.

Homes listed in Fontainebleau date from 2008, so they are about 18 years old.

Every one of these homes went up after Florida adopted its statewide building code in 2002. In practice, that usually means impact-rated openings and stronger roof attachment. A wind mitigation inspection documents those features, and Florida insurers must offer premium discounts for them.

Fontainebleau includes waterfront homes. Waterfront lots in South Florida often sit in FEMA special flood hazard areas, where lenders require flood insurance. Before you commit, look up the address on the FEMA Flood Map Service Center and ask the seller for an elevation certificate.

Fontainebleau is a condo building. Also request the association budget, recent minutes and any special assessments before you sign.

Rentals in Fontainebleau have a median asking rent of $6,000 per month, across 4 active rental listings. For comparison, the Miami Beach median is $3,500, so rents here run 71% higher.

For investors, those medians imply a gross yield near 5.6% a year. However, that figure comes before HOA dues, property tax, insurance and vacancy. Also check the association documents first, because many Florida HOAs cap leases or set minimum terms.

You can browse current Miami Beach rentals or ask us for a rent estimate on a specific Fontainebleau home.

Here is what the median Fontainebleau price means in Florida closing terms. At $1.27M, a 20% down payment comes to about $255,000, leaving a loan near $1.02M.

Florida then taxes that loan twice. First, documentary stamp tax on the note runs 35 cents per $100, or about $3,569. Next, the intangible tax of 0.2% adds about $2,039. Buyers normally pay both at closing.

On the seller side, Miami-Dade charges deed stamps of 60 cents per $100 on a single-family home, about $7,647 at this price. Condos and other property types pay a higher rate.

Finally, owner-occupants should file for the Florida homestead exemption by March 1. It removes up to $50,000 of assessed value. After that, Save Our Homes caps yearly assessment increases at 3% or inflation, whichever is lower. To see what these numbers mean for your budget, get pre-approved before you tour.

Recent Fontainebleau listings show assignments to North Beach (elementary), Miami Beach Nautilus (middle) and Miami Beach (high). However, boundaries can change each year, so confirm the assignment for a specific address with Miami-Dade County Public Schools.