4391 Collins Ave · Miami Beach, FL 33140 · Mid-Beach

Fontainebleau III

19-story tower, completed 2008, 285 residences in Mid-Beach. 27 for sale and 2 for rent on Nov 2, 2026.

Tell me your unit and I'll prepare its value myself, from Fontainebleau III's closed sales and what is listed now. Then we talk it through.

Phone or email. One is enough.

Thinking about

Goes to Enrique only. No mailing list.

When a unit at Fontainebleau III lists or sells, I'll let you know. I send these myself, not a robot.

Phone or email. One is enough.

Alerts for

Goes to Enrique only. No mailing list.

WhatsApp Enrique

At a glance Fontainebleau III (4391 Collins Ave, Mid-Beach) is a 19-story, 285-unit building completed in 2008. As of Nov 2, 2026, 27 units are for sale and 2 are for rent; the median closed price was $1,533 per square foot over 10 sales in the last 12 months. FEMA flood zone AE. Source: Miami Assoc. of REALTORS® MLS via Bridge IDX, Miami-Dade Property Appraiser records and the FEMA flood map.

6 photos from my condo archive

For sale
27
For rent
2
Median $/SF
$1,53310 sales · 12 mo
Sold
10last 12 months
Built
2008
Floors
19
Residences
285
Flood zone
AEFEMA
Owner-occupied
2%
Avg. unit
641sq ft

MLS via Bridge IDX · as of Nov 2, 2026 · How these numbers are made

On the market at Fontainebleau III.

The weekly MLS snapshot, newest asks first. Each unit opens its full listing: photos, taxes, history. Or check the live feed for today's inventory.

Snapshot as of Nov 2, 2026.

For sale 27 listings · Nov 2, 2026

Unit 1911/1909/1910/1912$7,899,000$2,452/SF4 bd · 1 ba · 3,221 sf1,360 days listed · $5,015/mo HOA · listed by Compass Florida, LLCFull listing →Unit 913/914$3,059,000$2,094/SF2 bd · 3 ba · 1,461 sf1 day listed · $2,537/mo HOA · listed by Coldwell Banker RealtyFull listing →Unit 506/507$2,449,000$1,630/SF2 bd · 2.5 ba · 1,502 sf1 day listed · $2,598/mo HOA · listed by Coldwell Banker RealtyFull listing →Unit 1501/1502$2,250,000$2,013/SF2 bd · 2 ba · 1,118 sf678 days listed · $1,954/mo HOA · listed by Coldwell Banker RealtyFull listing →Unit 709$1,799,999$2,335/SF1 bd · 1.5 ba · 771 sflisted today · $1,363/mo HOA · listed by Coldwell Banker RealtyFull listing →Unit 410$1,600,000$1,449/SF1 bd · 2 ba · 1,104 sf94 days listed · $1,863/mo HOA · listed by Compass Florida, LLCFull listing →Unit 623$1,499,000$1,410/SF1 bd · 2 ba · 1,063 sf41 days listed · $1,716/mo HOA · listed by Luxury Real Estate Group LLCFull listing →Unit 307$1,475,000$1,540/SF1 bd · 1.5 ba · 958 sf1 day listed · $1,644/mo HOA · listed by Coldwell Banker RealtyFull listing →Unit 1502$1,200,000$2,206/SF0 bd · 1 ba · 544 sf726 days listed · $954/mo HOA · listed by Coldwell Banker RealtyFull listing →Unit 1501$1,200,000$2,091/SF0 bd · 1 ba · 574 sf747 days listed · $1,000/mo HOA · listed by Coldwell Banker RealtyFull listing →Unit 1605$1,195,000$2,197/SF0 bd · 1 ba · 544 sf450 days listed · $937/mo HOA · listed by Cases Realty Group, Inc.Full listing →Unit 1619$1,183,000$1,475/SF0 bd · 1 ba · 802 sf363 days listed · $1,319/mo HOA · listed by MAK Realty GroupFull listing →Unit 1704$1,150,000$2,114/SF0 bd · 1 ba · 544 sf7 days listed · $937/mo HOA · listed by MAK Realty GroupFull listing →Unit 806$1,090,000$2,004/SF0 bd · 1 ba · 544 sf7 days listed · $954/mo HOA · listed by MAK Realty GroupFull listing →Unit 1403$1,079,000$1,983/SF0 bd · 1 ba · 544 sf363 days listed · $919/mo HOA · listed by MAK Realty GroupFull listing →Unit 1001$1,018,000$1,774/SF0 bd · 1 ba · 574 sf84 days listed · $1,000/mo HOA · listed by MAK Realty GroupFull listing →Unit 1002$1,013,000$1,862/SF0 bd · 1 ba · 544 sf84 days listed · $954/mo HOA · listed by MAK Realty GroupFull listing →Unit 1703$975,000$1,792/SF0 bd · 1 ba · 544 sf253 days listed · listed by One Sotheby's International RealtyFull listing →Unit 905$975,000$1,792/SF0 bd · 1 ba · 544 sf3 days listed · $954/mo HOA · listed by Coldwell Banker RealtyFull listing →Unit 605$945,000$1,737/SF0 bd · 1 ba · 544 sflisted today · $954/mo HOA · listed by Coldwell Banker RealtyFull listing →Unit 1913$875,000$1,679/SF0 bd · 1 ba · 521 sf67 days listed · $921/mo HOA · listed by Luxury Real Estate Group LLCFull listing →Unit 413$869,000$1,665/SF0 bd · 1 ba · 522 sf273 days listed · $921/mo HOA · listed by Coldwell Banker RealtyFull listing →Unit 1415$852,000$1,635/SF0 bd · 1 ba · 521 sf551 days listed · $945/mo HOA · listed by Coldwell Banker RealtyFull listing →Unit 915$826,000$1,585/SF0 bd · 1 ba · 521 sf711 days listed · $945/mo HOA · listed by Coldwell Banker RealtyFull listing →Unit 916$825,000$1,533/SF0 bd · 1 ba · 538 sf167 days listed · $911/mo HOA · listed by SerhantFull listing →Unit 803$825,000$1,517/SF0 bd · 1 ba · 544 sflisted today · $954/mo HOA · listed by Coldwell Banker RealtyFull listing →Unit 419$799,000$1,289/SF0 bd · 1 ba · 620 sf218 days listed · $1,068/mo HOA · listed by Inmobiliata, LLCFull listing →

Listings matched to this building's recorded addresses. I don't have to be the listing agent to show you any unit or to negotiate for you. Search condos in 33140

Fontainebleau III, floor by floor.

Every unit the MLS has recorded here, placed by its unit number: floors up, lines across, each column as wide as the units in it. Amber is for sale today (a unit listed both for sale and for rent is amber). Hover or tap a unit to read its record.

64 units seen · MLS via Bridge IDX · as of Nov 2, 2026
  • For sale 22
  • For rent 2
  • Sold or leased, last 12 months 7
  • Seen in the MLS before that 33
  • No MLS record seen 225
010203040506070910121314151617181919315105010305070910121415171919315105Floors 1 to 2: no unit seen in the MLSFloors 1 to 2: no unit seen in the MLS

Tap a unit to read its record here. Amber and white units open their listing page.

Units seen64of 285 residences on record
Floors with units16floors 3 to 19
Lines17stacks of units, by number

Closed $/SF by height sales in the 24 months to Nov 2, 2026

Upper floorsfloors 16 to 19$1,594/SF · 4 sales
Middle floorsfloors 9 to 15$1,555/SF · 6 sales
Lower floorsfloors 3 to 8$1,196/SF · 3 sales

Closed $/SF figures use the 13 recorded sales of these units in the 24 months to Nov 2, 2026; a median needs three. Floor, line and size are the record's. Views and orientation are not in it and are not shown.

Line 14 closed highest per square foot: a median $1,596/SF over 3 sales in 24 months. The largest typical unit is line 07, a median 958 sf over 3 units seen, recorded with 1 bedrooms.

The lines what the MLS record holds for each stack of units
LineUnits seenTypical sizeBedsOn the marketClosed $/SF · 24 mo
Line 015574 sfStudio21 sale, too few
Line 025544 sfStudio3–
Line 034544 sfStudio31 sale, too few
Line 045544 sfStudio1–
Line 054544 sfStudio3–
Line 062648 sfStudio1–
Line 073958 sf11–
Line 092771 sf11–
Line 102813 sf111 sale, too few
Line 124521 sfStudio––
Line 135522 sfStudio22 sales, too few
Line 146940 sf1–$1,596 3 sales
Line 154528 sfStudio3–
Line 163538 sfStudio1–
Line 172670 sfStudio–1 sale, too few
Line 183538 sfStudio–$1,468 3 sales
Line 195802 sfStudio21 sale, too few

12 units in the record sit outside this grid (506/507, 522/523, 623, 720, 721, 722/723, 811, 913/914, …): penthouse, townhouse or ground-level numbers, or lines seen only once or twice.

How this is drawn: a unit's floor and line come from its MLS unit number alone (5614 is floor 56, line 14). A cell exists only where the MLS has recorded a listing, a closing or a lease; a blank means no record was seen, not that no unit exists. Column widths follow each line's median recorded living area. Pre-construction towers and buildings with a thin record have no drawing.

Floor and line from the MLS unit number; a blank cell means no record was seen. How these numbers are made

The read on Fontainebleau III.

Activity as of Nov 2, 2026
  • Resale +15%. The median closed price moved from $1,362/SF in 2019 (4 sales) to $1,569/SF in 2026 (6 sales), the first and last years with three or more recorded sales.
  • Asks run +16% against closings. Sellers ask a median $1,774/SF (27 listings) against $1,533/SF closed (10 sales, 12 months). That gap is negotiation room. Bring the comps.
  • Sells in a median 97 days. Days on market across the 10 sales closed in the last 12 months.
  • An owners' building. No lease was recorded in the last 12 months, only sales (10 sales).

Where it ranks citywide, condo buildings in 17 Miami neighborhoods

  • #57 of 360 · closest to asking price96% of asking, median · n 17 · Oct 2024 to Sep 2026

See the full rankings · How rankings are made

Read the full record 4 paragraphs and 15 facts, every figure from the MLS and county record

Completed in 2008, Fontainebleau III stands 19 stories at 4391 Collins Ave in Mid-Beach. The Miami-Dade Property Appraiser lists 285 residential units plus one commercial unit, averaging 641 SF of living area. Nichols Architects designed it for Turnberry Associates. The condo archive records it as waterfront (ocean).

On November 2, 2026, 27 units were listed for sale, asking $799K to $7.9M (median ask $1,774/SF across 27 listings). 10 sales closed between November 2, 2025 and November 2, 2026, from $730K to $2.3M, a median $1,533/SF, after a median 97 days on the market. In the 12 months before that, eight sales closed at a median $1,607/SF, so the median fell 5%. The MLS holds 64 closed sales here going back to 2019; among years with three or more sales, 2023 set the high at a median $1,577/SF. That 12-month median ranks 5th of the 44 Mid-Beach buildings with at least three sales in the same window. Studios made up 13 of the 18 sales in the last 24 months, at a median $880,000.

Two units were offered for rent at $5,000 to $11,000 a month. The most recent lease on record was signed in December 2020. No lease was recorded in that window, only sales.

About 2% of the residences are owner-occupied according to county records, which points to an investor-heavy ownership base.

Sources: Miami Assoc. of REALTORS® MLS via Bridge IDX (activity as of November 2, 2026), Miami-Dade Property Appraiser records and my condo archive. Blanks mean the record doesn't state it; nothing here is estimated.

The record

Address
4391 Collins Ave, Miami Beach 33140
Neighborhood
Mid-Beach
Developer
Turnberry Associates
Architect
Nichols Architects
Front desk / mgmt
(305) 538-2000
Year built
2008
Floors
19
Residences on file
285
Commercial units
1
Owner-occupied
2% of residences
Avg. unit size
641 sq ft
Total living area
182,780 sq ft
County condo folios
286
Waterfront
Yes / Ocean
Recorded MLS listings
96

The numbers at Fontainebleau III.

Every sale and lease the MLS has recorded at this address, sales first.

MLS via Bridge IDX · as of Nov 2, 2026

Median $/SF by year closed

Every recorded sale at this address, 2019 to 2026. Count in the tooltip.

$789$1,577$1,3622019$1,1152020$1,2422021$1,3442022$1,5772023$1,4972024$1,5252025$1,5692026$789$1,577$1,362'19'20$1,242'21'22$1,577'23'24'25$1,569'26

Pale bars: fewer than three sales that year, so the bar is the sale itself or the average of two, too few for a median.

Year by year, every recorded closing
YearSalesMedian $/SFLeasesMedian rent
2026 (to date)6$1,569––
20258$1,525––
202411$1,497––
20238$1,577––
202212$1,344––
202114$1,242––
20201$1,115*1$6,000/mo*
20194$1,362––

* Fewer than three closings that year: the figure is the closing itself or the average of two, too few for a median.

Closed $/SF by unit size

Median $/SF of the sales in the 12 months to Nov 2, 2026, with the count beside each bar.

Studio$1,539/SF · 6 sales
1 bedroom$1,284/SF · 3 sales
2 bedrooms$1,531/SF · 1 sale*

* Pale bars: fewer than three sales, so the bar is the sale itself or the average of two, too few for a median.

Medians need three or more sales. How these numbers are made

Own here? See how the building moved since you bought.

Median closed $/SF in 2019: $1,362 (4 sales). In the last 12 months: $1,533 (10 sales). Change: +13%.

This is the building's movement, not your unit's value. Floor, view, line and condition move a unit's price more than the building does. Only years with three or more recorded sales are listed.

Get your unit's value →
Show all closings 64 sales · 1 lease on record since 2019

Closed sales Nov 2, 2024 to Nov 2, 2026 · 18

UnitBDBASFAskedClosed$/SFClose dateDOM
1706/170722.51,502$2,700,000$2,300,000$1,531Oct 8, 2026360
190300544$1,070,000$900,000$1,654Sep 29, 202694
181401538$859,000$830,000$1,543Aug 6, 2026195
111801538$779,000$730,000$1,357Jul 1, 2026203
191401538$895,500$885,000$1,645Apr 30, 202675
151412940$1,575,000$1,500,000$1,596Apr 1, 202699
171701538$850,000$826,000$1,535Dec 22, 202529
71901824$999,000$940,500$1,141Dec 11, 2025350
410121,104$1,200,000$1,320,000$1,196Nov 7, 202515
623121,063$1,380,000$1,365,000$1,284Nov 6, 202557
1809/181022.51,532$3,495,000$3,150,000$2,056Jun 13, 2025301
151801538$849,000$815,000$1,515Apr 4, 202519
100101574$999,000$975,000$1,699Mar 28, 2025105
101301521$1,169,000$1,050,000$2,015Mar 14, 202527
111801538$815,000$790,000$1,468Dec 31, 2024217
31301522$999,999$950,000$1,820Nov 25, 2024436
72001554$849,000$805,000$1,453Nov 21, 2024147
72101588$915,000$880,000$1,497Nov 14, 202412

Data: Miami Assoc. of REALTORS® MLS via Bridge IDX, as of Nov 2, 2026. Listings matched to this building's recorded addresses; pending includes under-contract. Closed listings shown as records only, no photos. Blanks mean the record doesn't state it. How these numbers are made

The file on Fontainebleau III.

The rules on record, the documents in my files, the two Florida checks every buyer should run, and the buildings around it. Each card opens.

FEMA flood zone

AE

Inside FEMA's Special Flood Hazard Area. A federally backed mortgage requires flood insurance here.

What the zone means
  • The 1% annual chance ("100-year") flood area, with a base flood elevation set.
  • Base flood elevation 7 ft (NGVD29).
  • The zone is a map line, not a premium. Ask the association for its master flood policy, and get a flood quote for the specific unit before you commit.

FEMA National Flood Hazard Layer, checked at the building's mapped location on Oct 12, 2026. Open the official map ↗

Milestone structural inspection

Due 2038

Due by statute by December 31, 2038, 30 years after 2008, then every 10 years.

What the deadline means
  • Miami-Dade sets 25 years for condo buildings within three miles of the coastline, which would be December 31, 2033.
  • Based on year built 2008 (county record). The statute counts from the certificate of occupancy date, which can differ.
  • The association must give every owner the inspector's summary. Ask for it, and for the structural integrity reserve study, before you commit.

Fla. Stat. § 553.899(3) ↗ and Miami-Dade recertification ↗, read Oct 9, 2026. What the deadline means for buyers

Nearby

Around Fontainebleau III

5 more nearby

Smaller buildings close by: Beach House 8 (690 m)

Compare with the two nearest →Every Mid-Beach building →Distances are straight-line. Building data from Miami Assoc. of REALTORS® MLS records via Bridge IDX.

Own here, or looking here

Owners: tell me your unit and I'll prepare its value myself. Buyers and renters: I'll tell you when a unit here lists or sells. Either way it starts a conversation with me, not a mailing list.

Own here?

Get your unit's value

Tell me your unit and I'll prepare its value myself, from Fontainebleau III's closed sales and what is listed now. Then we talk it through.

Phone or email. One is enough.

Thinking about

Goes to Enrique only. No mailing list.

Looking here?

Get alerts when a unit lists or sells

When a unit at Fontainebleau III lists or sells, I'll let you know. I send these myself, not a robot.

Phone or email. One is enough.

Alerts for

Goes to Enrique only. No mailing list.

Enrique Ponte Ojeda on a balcony overlooking the water in Miami
I read the building before you buy or sell a unit in it.Closed history, the association's rules, what is really for sale and what it should trade at. Then we talk.
Enrique Ponte Ojeda
Licensed Florida Real Estate Agent · Carmona Realty Group

Or reach me directly

iMessage
Call / Text786-578-6900 Emaileponteojeda@gmail.com