+58 more
$931K
Fontainebleau III Ocean Club Unit 412
4391 Collins Ave, Unit 412 • Miami Beach, FL 33140
About This Unit
Rarely available Fontainebleau III Jr Suite with direct, ocean and pool views. Enjoy full-service, resort-style living with world-class amenities across 22 oceanfront acres in Miami Beach. Offered fully furnished, featuring a king bed, spacious marble bath, and a sleeper sofa. Option to enroll in hotel rental program & receive income while away or self-manage doing nightly rentals. Seller motivated. The Fontainebleau resort offers award-winning restaurants, LIV night club, Lapis spa & state-of-the-art fitness center, bakery, shops, full-service salon and more. Maintenance fees include all utilities: AC, internet, cable, electricity, valet + daily free breakfast in owner's lounge. The pictures and video seen are of a similar unit.
Pricing at Fontainebleau III Ocean Club — $1,784/sqft
At $1,784/sqft, Fontainebleau III Ocean Club Unit 412 is priced above the building's typical — premium positioning.
Rank: This unit's $/sqft is higher than 63% of currently-active units at Fontainebleau III Ocean Club (sample of 19).
Insider Negotiation Strategy: units at Fontainebleau III Ocean Club typically close at 98.0% of asking. At that ratio, this unit could plausibly trade around $912,380.
Based on live MIAMIRE active & closed listings at Fontainebleau III Ocean Club.
Time on Market — 35 days
Fontainebleau III Ocean Club Unit 412 is fresh to market — limited negotiating leverage at this stage.
Inventory position: 14th percentile for s currently active at this building.
Price History
Originally listed at $939,000. Reduced to $931,000 on Mar 24, 2026 (after 19 days on market) — -0.9% (−$8,000).
Estimated Monthly Cost
Mortgage (P&I)
$5,056
HOA
$921
Property Tax
$1,185
Total / mo
$7,161
Assumes 7.20% rate on 20% down (30-year fixed).
Tax effective rate 1.53%.
HOA $1.76/sqft · All-in $13.72/sqft / month.
Excludes wind / flood / contents insurance — verify your actual rate with a lender.
Schedule your private showing at Fontainebleau III Ocean Club.
Walk the unit with someone who knows this building inside out. Get pricing history, negotiation strategy, and the things the listing won't tell you.
That's (305) 337-4259 • Available 7 days a week
Recent Comparable Sales
Active 0BR Comps at Fontainebleau III Ocean Club
UnitListSqft$/sqftDOM
#—
—
538
$1599
30
#—
—
544
$1983
150
#—
—
802
$1475
150
#—
—
620
$1321
61
#—
—
544
$2197
244
Recent Closed 0BR Sales
ClosedUnitSold$/sqftvs List
2025-12-11
#—
$940,500
$1141
—
2025-12-22
#—
$826,000
$1535
—
2026-04-30
#—
$885,000
$1645
—
Comps are limited to the same bedroom count. Sold prices reflect what closed buyers actually paid.
Insider Notes from Ricky
- Fontainebleau III Ocean Club is a 19-story mid-rise at 4391 Collins Ave, Miami Beach, FL 33140, built 2008. Currently 30 active listings on the market, with active asking prices ranging up to $12M.
- Neighborhood: Miami Beach. Miami Beach is three distinct neighborhoods: South Beach (Ocean Drive, Lincoln Road, Art Deco, walking-everywhere), Mid-Beach (Faena, Edition -- quieter money), and North Beach (newer ultra-luxury construction without South Beach baggage). Per-square-foot variance between them is enormous.
- Buyer profile here: Mix of primary residents (especially South Beach south of Fifth and Mid-Beach Faena District), second-home buyers, and condo-hotel investors.
- Built 2008 (18 years old).
- Luxury inventory with the active ceiling around $12M -- top units skew to larger floorplans, higher floors, and more amenities.
- At 19 stories, Fontainebleau III Ocean Club is mid-rise scale -- a typical balance of view exposure and intimate community feel.
- Compared anchor: Compared to Sunny Isles (oceanfront tower wall), Miami Beach has more architectural diversity, more restaurants per block, and the South of Fifth and Faena Districts give some sub-areas resort-grade amenity stacks.
- Rental rules vary per association in this market -- most Miami-Dade condos require 6 or 12-month minimum leases. Verify per-association before assuming Airbnb potential.
- Pre-offer diligence: Older South Beach inventory hits Florida's 25-year structural recertification triggers; reserve study and assessment history are critical pre-offer items on pre-2000 buildings.
- Ricky has worked the Miami Beach market for years and can pull HOA documents, recent comps, and reserve study status on any unit you're considering. Text (305) 33-RICKY -- that's (305) 337-4259 -- for a same-week walk-through.
What to Verify
Flood Zone: This unit is in flood zone AE. High-risk flood zone (Special Flood Hazard Area). Federal flood insurance required for federally-backed mortgages.
Building Age: Built in 2008 (18 years old).
Ricky will verify all of the above with the HOA before closing.
💰 Current Owner's Cost Basis
The current owner bought this unit Oct 2013 for $615,000 — held 13 years. They’re now asking $931,000 — +51.4% (+$316,000) vs. cost basis.
Source: most recent qualified deed on file with the Miami-Dade Property Appraiser.
Sales History
| Date | Price | Type |
|---|---|---|
| Oct 2013 | $615,000 | arm’s-length |
| Dec 2012 | $516,667 | Affiliated parties |
| Apr 2012 | $490,000 | arm’s-length |
| Dec 2011 | $395,000 | arm’s-length |
| Feb 2008 | $534,000 | arm’s-length |
Source: Miami-Dade Property Appraiser. This unit owns 0.15672644% of the building’s common elements. County living area: 522 sqft.
Building: Fontainebleau III Ocean Club
Unit: 412
Year Built: 2008
Stories: 36
City: Miami Beach
Postal Code: 33140
HOA Fee: $921 / Monthly
View: Ocean View, Direct Ocean
Waterfront: Yes
Private Pool: No
Heating: Central
Cooling: Central Air
Days on Market: 35
Listed: March 6, 2026
MLS #: A11978005
Location
Listing courtesy of: Coldwell Banker Realty
· Darrell.Burks@Floridamoves.com
Information provided by Miami Association of Realtors / SEFMLS • Deemed reliable but not guaranteed • MLS #: A11978005
• Updated Apr 10, 2026
