Fontainebleau Tresor
4401 Collins Ave, Miami Beach, FL 33140
An iconic 22-acre oceanfront resort. A 55% revenue-share rental program. An active legal dispute over independent owner rights. This building requires due diligence before commitment.
InquireFontainebleau Tresor Property Management
Fontainebleau Tresor is a 36-story condo-hotel tower at 4401 Collins Avenue, part of the iconic 22-acre Fontainebleau Miami Beach resort. Completed in 2005, it contains 460 residences ranging from studios to five-bedroom penthouses. Together with the adjacent Sorrento tower, the two buildings hold 748 condo-hotel units within the larger resort complex of 1,504 hotel rooms.
As of January 2026, short-term rentals are permitted with a one-week minimum stay. Owners are not required to participate in the resort's in-house rental program, though the relationship between independent operators and resort management is the subject of active legal proceedings. Approximately 674 of the 748 combined unit owners are currently enrolled in the hotel program. Virestia monitors this situation and confirms current operational feasibility before onboarding any property at this building.
For broader context on Miami Beach's regulatory environment, see our Miami property management overview. Our Insights cover market dynamics and regulatory developments across all three of our markets.
- Address
- 4401 Collins Ave, Miami Beach, FL 33140
- Neighborhood
- Mid-Beach
- Classification
- Condo-Hotel
- Completed
- 2005
- Tresor Units
- 460
- Stories
- 36
- Resort Complex
- 22 acres, 1,504 hotel rooms
- Combined Condo Units
- 748 (Tresor + Sorrento)
- Unit Types
- Studios – 5BR penthouses
- HOA Includes
- Electric, water, cable, valet, spa, breakfast
An Iconic Address. A Complicated Operating Environment.
The Revenue Share Question
The Fontainebleau's in-house rental program currently requires participating owners to share 55% of gross revenue plus a daily fee and applicable taxes. For owners enrolled in the program, the resort handles all guest operations, marketing, and booking. The trade-off is significant: the majority of rental income goes to the hotel operator.
Owners who opt out retain more revenue but face a different set of challenges. Independent operation at the Fontainebleau has historically required navigating the resort's operational framework — check-in procedures, vendor access, housekeeping coordination, and guest services — all of which are controlled by the hotel. The economics of opting out depend entirely on whether the resort's operating environment supports or constrains independent management.
Active Policy Uncertainty
As of early 2026, a group of unit owners have filed legal action alleging that proposed new management rules would effectively compel participation in the in-house program by imposing fees and operational restrictions on owners who opt out. The dispute centers on a prior settlement agreement that allegedly guaranteed independent operation rights without interference.
The resort has also previously pursued legal action against third-party brokerages for steering owners toward independent booking platforms. For prospective investors, this means the Fontainebleau Tresor carries a specific category of risk that other condo-hotels on this list do not: the possibility that independent rental management could become economically impractical even if it remains technically permitted. This is an active situation that Virestia monitors on behalf of its clients.
Fontainebleau Tresor — What Owners Need to Know.
Iconic Address. Informed Decision.
Virestia provides due diligence, policy monitoring, and management services for Fontainebleau Tresor owners navigating a complex operating environment.
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