Fountainebleau today
What this means
Values in Fountainebleau are about flat (+1.3% in a year).
No Zillow figure covers this place, so the value is the Census 2020 to 2024 median updated with the FHFA price index. Rough guide only; see how these figures are built.
Quick facts
| Fountainebleau | vs Miami-Dade County | vs Florida | |
|---|---|---|---|
| Population | 55,665 (Census survey) | ||
| Median home value | $320,200 | 31% lower | 11% lower |
| Median gross rent | $2,094 | 14% higher | 25% higher |
| Median household income | $64,908 | 10% lower | 13% lower |
| Owner occupied homes | 43.9% | -8.3 pts | -23.7 pts |
| Residents 65 and older | 18.6% | +1.7 pts | -2.7 pts |
| Average commute (minutes) | 28 | 10% lower | about the same |
| Homes built 2010 or later | 8.2% | -3.2 pts | -6.0 pts |
| Median property tax paid | $2,034 | 46% lower | 25% lower |
Census survey figures are 2020 to 2024 averages; methods.
Living in Fountainebleau
Unincorporated Miami Dade community about 10 miles west of downtown Miami, developed in the 1970s as Fontainebleau Park around two golf courses.
There is no city hall here: Fountainebleau is a Census designated place, and Miami-Dade County sets the rules.
Known for: Lennar headquarters; FIU Engineering Center
The old golf courses have since been built over.
Compared with Miami-Dade County as a whole, more of the housing is in apartment and condo buildings (67.1% vs 44.7%); the median value of $320,200 is below the county's $463,000; Census median rent runs higher ($2,094 vs $1,829 countywide) and fewer homes are owner occupied (43.9% vs 52.2%).
Cities with similar prices and rents: Coconut Creek ($309,600, $2,102), North Lauderdale ($307,100, $2,081), Boynton Beach ($351,100, $2,041).
Growth and housing
The Census does not publish yearly estimates for unincorporated places, so growth here is read from housing age and the county trend. Miami-Dade County grew 3.7% from 2020 to 2025.
Median year built: 1984. Apartments and condos make up a large share: 67.1% of homes are in buildings of five or more units. Households average 2.64 people.
Fewer newcomers from out of state than the county average (0.7% vs 1.3%).
Risks to price in
| Risk item | Detail |
|---|---|
| County average homeowners insurance with wind | $5,975 a year |
| Hurricanes tied to Miami-Dade County since 2000 | Katrina (2005) |
| Coastal county | check flood zone and elevation per address |
With 38.4% of the stock built before 1980, budget for roof, electrical and plumbing updates. Inspections
Before buying in one of the larger buildings (51.9% of housing), check reserves, minutes and insurance. Condo financing
Flood, storms and jobs
As an unincorporated area, Fountainebleau uses Miami-Dade County flood rules (CRS class 3, 35% off high risk premiums). Countywide, 40.5% of homes sit in a FEMA high risk zone; the Miami-Dade County guide has the full flood, storm and jobs picture.
Buying a home in Fountainebleau
| 2026 loan limits (county) | Amount |
|---|---|
| FHA, one unit | $667,000 |
| Conforming, one unit | $832,750 |
| Median home value here | $320,200 |
Price to income: 4.9x, compared with 6.5x for the county.
- Conventional: the default for buyers with solid credit and 5% or more down.
- FHA: $346,800 of room between the median home and the FHA limit.
Investing in Fountainebleau
Long term rentals
| Fountainebleau | vs Miami-Dade County | |
|---|---|---|
| Renter occupied homes | 56.1% | +8.3 pts |
| Rental vacancy | 8.7% | +3.2 pts |
| Rent as share of renter income | 37.6% | -0.6 pts |
Short term rentals
0.8% of homes are held for seasonal or vacation use (Miami-Dade County 4.6%).
| Short term rental taxes | Rate |
|---|---|
| County tourist development tax | 6% |
| State sales tax | 6% plus any county surtax |
Check the address against local zoning and the HOA documents first. State rules
Property types
| Housing stock | Share |
|---|---|
| Single family detached | 13.8% |
| Buildings with 5+ units | 67.1% |
| Manufactured homes | 0.1% |
Nearby
Other Florida markets
Sources
- U.S. Census Bureau, American Community Survey 2020 to 2024 5 year estimates. 2020 to 2024.
- U.S. Census Bureau, Population Estimates, Vintage 2025. July 1, 2025.
- U.S. Census Bureau, Building Permits Survey, 2025 annual. 2025.
- FFIEC HMDA Data Browser, originated loans. 2025 and 2024.
- LendingTree: 2026 FHA loan limits in Florida by county (HUD figures). 2026.
- Florida Realtors: FHFA sets 2026 conforming loan limits. 2026.
- Florida Office of Economic and Demographic Research: 2026 local option tourist tax rates. 2026.
- Florida Office of Insurance Regulation, July 2026 Insurance Stability Unit report (average homeowners premium with wind, as of March 31, 2026). March 31, 2026.
- Freddie Mac Primary Mortgage Market Survey. week of October 22, 2026.
- Wikipedia: List of counties in Florida. checked October 2026.
- U.S. Census Bureau county adjacency file. 2024.
- Wikipedia county article and statewide lists (colleges, teams, airports); Florida Defense Support Task Force installation map. checked October 2026.
- Wikipedia article for this place (history, setting, roads). checked October 2026.
- Zillow Home Value Index (ZHVI), all homes, middle tier, smoothed and seasonally adjusted. September 2026.
- Federal Housing Finance Agency House Price Index (county annual, metro and state quarterly, all transactions). through Q2 2026.
- U.S. Census Bureau, Building Permits Survey, January to September 2026 and 2025. September 2026.
- FEMA OpenFEMA, NFIP Residential Penetration Rates. as of August 2026.
- FEMA OpenFEMA, FIMA NFIP Redacted Claims (2000 to 2026). as of September 2026.
- FEMA OpenFEMA, NFIP Community Status Book (Community Rating System class). August 2026.
- FEMA OpenFEMA, Disaster Declarations Summaries (2000 to 2026). October 2026.
- U.S. Census Bureau, County Business Patterns 2023. 2023.
- U.S. Census Bureau, ACS 2020 to 2024, median gross rent by bedrooms (B25031). 2020 to 2024.
- Hurricane landfalls: Wikipedia, List of Florida hurricanes (2000 to present). checked October 2026.
Estimates from public data; they change over time. General information, not investment, tax or legal advice, and not a loan offer. Methods and assumptions.