Bel Aire
Homes for Sale in Cutler Bay, FL
All 82 homes for sale in Cutler Bay, FL · median $310,000 · Miami-Dade County homes for sale
True comps, carrying-cost math, and listings before the portals.
Market Heat
Photo via MIAMI MLS
As of October 2026, Bel Aire in Cutler Bay, FL has 26 homes for sale and 3 pending, asking from $579,000 to $1,649,777 (median $749,100). Over the 12 months ending 2026-09-20, 37 recorded sales closed at a median of $690,000, $393 per square foot, a median 44 days on market, sellers accepting 98% of original asking (+6% versus the prior year). Homes listed or recently sold were built 1965–1973. At the median price and Miami-Dade County's FY2025-26 rate of 17.59 mills, annual property tax runs about $12,140 ($11,430 with the full homestead exemption).
Last 30 days in Bel Aire: 13 new listings (median asking $749,200), 3 under contract right now. As of October 17, 2026, Listing information provided by the Southeast Florida MLS (SEFMLS) / MIAMI Association of REALTORS(R). Information is deemed reliable but not guaranteed by the MLS to be accurate.
Homes For Sale Right Now in Bel Aire
Live MLS inventory for Bel Aire. Every active listing, what is under contract right now, and the last 12 months of closed sales, refreshed twice a day. Closed comps beat an algorithm's guess every time.
Active and pending Bel Aire listings as of 2026-10-17, priced high to low. Based on information from the Southeast Florida Multiple Listing Service (SEFMLS) or from MIAMI Association of REALTORS(R) for the period 2012 through 2026. Tap any home to ask about it.
Bel Aire right now
🟡 Still climbing. The trailing-12-month median ($690K) is up 6.2% from the prior 12 months ($650K) and up 285% since 2012.Momentum Research, record-level MIAMI MLS closed sales, 12-month windows ending September 20. Confidence: Very High (37 and 40 sales in the two windows).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
· Updated October 18, 2026 · Live data: MIAMI MLS, refreshed twice daily · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
The 60-Second Overview
Bel Aire market snapshot (as of September 20, 2026): the median sale price is about $690K ($393 per sq ft over the trailing 12 months of closed sales), and a median 44 days on market for closed sales. The trailing-12-month median is up 6% from the prior 12 months and up 285% since 2012, computed from record-level MIAMI MLS closed sales (37 closings in the current window).
In ZIP 33141 (Cutler Bay), 462 homes closed in the last 12 months at a median of $690K ($501/sq ft), up 20.2% year over year, with a median 93 days on market. Right now 367 active and 50 pending listings — a buyer's market. See the live ZIP 33141 housing market and the Miami-Dade County market.
MIAMI REALTORS sales records identify 1,170 homes in BEL AIRE that have changed hands since 2005, built between 1951 and 2006 (median 1969), with a median living area of about 1,828 sq ft and a typical 3-bedroom, 2-bath layout; 100% are single-family homes. Source: MIAMI REALTORS closed-sale history compiled by Momentum Research; counts reflect homes with a recorded MLS sale, not every home in the community.
The setting & the homes.
Aerial and on-site photos of Bel Aire. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
Bel Aire
Bel Aire
Bel Aire
Bel Aire
Bel Aire
Bel Aire
Bel Aire
Bel AirePhotos from MIAMI MLS listings in Bel Aire; content deemed reliable but not guaranteed.
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending September 20 of each year, from record-level MIAMI MLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($690K) IS the median in the snapshot above, and the move from 2025 ($650K) IS the +6.2% one-year change.
Windows contain 3 to 73 sales each (37 in the current window); every figure carries its sample size. Based on information from the Southeast Florida Multiple Listing Service (SEFMLS) or from MIAMI Association of REALTORS(R) for the period 2012 through 2026. Deemed reliable but not guaranteed.
10% of homes for sale in Bel Aire are already under contract (under contract ÷ under contract + active listings) — a read on how much of the available inventory buyers have already claimed. Source: MLS data (2026-10-18).
Bel Aire Market Scorecard
Bel Aire is currently a balanced market., a median asking price of $737,500, and homes go under contract in about 31 days.
Go deeper: ZIP market scorecard · county scorecard · true cost calculator · affordability calculator.
Live data: MIAMI MLS, refreshed twice daily. Market metrics only; these describe homes for sale and recent sales, not residents.
The Bel Aire buying strategy.
If we were buying in Bel Aire today, this is the order of operations we would run for our clients.
Underwrite the condition first. Price the roof, HVAC, and systems honestly before judging any list price; condition swings value here more than square footage alone.
Match the home to real comps. Recent sales of similar condition and lot, not the asking price, tell you what a home is worth.
Move deliberately, not desperately. Neither side has a decisive edge, so a well-prepared, fairly-priced offer wins without overpaying.
Line up financing and inspection early. A pre-approval and an inspection plan let you act fast and negotiate from evidence.
Keep an agent in your corner. The listing agent works for the seller; we represent you and prepare a hand-built valuation before any offer in Bel Aire.
A closer look at the Bel Aire market
At a median of $393 per square foot, Bel Aire prices sit in a fairly defined band, so condition and updates — more than the list price — tend to separate one home from the next.
The trailing-12-month median up 6% year over year. Homes that do trade take a median 44 days on market, useful leverage on any listing that has lingered.
The location and the amenities are priced into every listing in Bel Aire. The deal is won or lost on condition, the comps, and the renovation math.
Momentum Buy Score.
Our proprietary 0 to 10 read across the factors that decide how a home in Bel Aire buys, holds, and resells. Momentum Research; not an appraisal.
Momentum Intelligence Scores are our proprietary, qualitative assessment on a 0 to 10 scale, built from the record-level market data on this page. They are a framework for comparing communities, not a guarantee of future value and not advice on a specific home; unlike an automated value estimate they do not price your home, they grade the community on evidence you can inspect. Composite is the plain average of the 3 factors (8.8). Basis: Long-Term Appreciation +285% since 2012; Recent Direction +6.2% year-over-year; Pricing Power 98.2% sale-to-list. Refreshed with each data update.
What it really costs to own in Bel Aire
The parts of the monthly number a mortgage calculator leaves out, from the tax roll, the MLS, Citizens and FEMA. Property facts only.
| Property tax | Current owners' bills run a median of $5,807/yr across 29 listings here (MLS tax records, 2026-10-18). |
|---|---|
| Home and flood insurance | The average Citizens Property Insurance premium in Miami-Dade County is $1,891/yr (56,357 policies, Citizens detail by county, April 2026); private-market quotes depend on roof age, wind mitigation and construction. |
| Roof and age | Median build year 1969 across 29 listings. An original roof here would be about 57 years old; under Florida's 2022 reform (SB 2-D) carriers may require an inspection past 15 years, so budget for a roof report, and for replacement where it fails. |
Email me new listings in Bel Aire
One e-mail a day, only when a home lists here, with price, beds, baths and a link to every listing. Straight from the MLS feed; no account needed.
Ask an agent about Bel Aire
Have a question about the homes, fees, rules or commute here? A Momentum agent who works Bel Aire will answer, and the answer is published on this page for the next buyer.
HOA, CDD & Fees
- HOA status not on record. Verify any dues before you offer
- Any club/amenity membership is billed separately
Confirm the current HOA dues, exactly what they cover, and any CDD bond or special assessment for a specific address before you offer.
Tools for a Bel Aire buy.
Free calculators to pressure-test the real cost before you tour.
Selling here is won on condition and pricing to real comps, not an automated estimate. The right number comes from closed Bel Aire sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Bel Aire, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Bel Aire home worth?
Get a no-obligation home value based on real comparable sales in Bel Aire, not an automated guess. Tell us about your home and we will personally prepare your numbers and a pricing strategy. No obligation, no spam.
See all homes for sale in Cutler Bay →
Recently off market in BEL AIRE
Homes in BEL AIRE that recently left the market. Each address opens its public-record profile: county-recorded value, property taxes, the last recorded sale, community sales history, and what is for sale nearby now. 14 on record.
- 18044 SW 89th Pl · off market
- 18451 SW 90th Ave · off market
- 18543 SW 91st Ave · off market
- 18608 SW 93rd Pl · off market
- 18920 SW 92nd Ct · off market
- 19225 Bel Aire Dr · off market
- 19762 Bel Aire Drive · off market
- 20020 Bel Aire Dr · off market
| Location | Cutler Bay, Miami-Dade County, FL · ZIP 33141, 33157, 33170, 33189 |
|---|---|
| Home types (current listings and sales) | singlefamilyresidence 100% |
| Sale prices, last 12 months | $690,000 median across 37 closed sales · $393 per sq ft · +6.2% vs the prior 12 months |
| Days on market (closed sales) | 44 median |
| For sale right now | 20 active, 5 pending · median asking $737,500 |
Data as of September 20, 2026. Based on information from the Southeast Florida Multiple Listing Service (SEFMLS) or from MIAMI Association of REALTORS(R) for the period 2012 through 2026. Market figures describe homes, not residents. Cite as: Momentum Realty, “Bel Aire key facts,” movewithmomentum.com/neighborhoods/bel-aire, data as of September 20, 2026.
Just listed in Bel Aire
The newest homes for sale in Bel Aire right now, newest first. Each link opens the full listing with every photo, the price history and a tour request.
- 9261 SW 183Rd Ter $995,000 · 5 bd · 3 ba · 2,348 sq ft · new today Courtesy of The Lab Realty Group, LLC
- 19115 Bel Aire Dr $785,000 · 4 bd · 2 ba · 1,992 sq ft · new today Courtesy of Southeast Real Estate Advisors Inc.
- 18225 SW 94Th Ave $669,900 · 3 bd · 2 ba · 1,078 sq ft · new today Courtesy of The Keyes Company
- 18054 SW 92Nd Ct $774,900 · 3 bd · 2 ba · 1,930 sq ft · 1 day on market Courtesy of Goldpen Realty Group
- 9121 SW 184Th Ter $629,000 · 4 bd · 2 ba · 1,953 sq ft · 1 day on market Courtesy of Kariza Capital Realty, LLC
- 9980 Marlin Rd $579,000 · 3 bd · 2 ba · 1,360 sq ft · 1 day on market Courtesy of Cutler Realty, Inc.
Checked against the MLS Oct 18, 2026. All new listings in this market.
More Cutler Bay home searches
- All homes for sale in Cutler Bay, FL
- Homes for sale in Miami-Dade County, FL
- Homes under $300K in Cutler Bay
- Homes from $300K to $500K in Cutler Bay
- 4-bedroom homes for sale in Cutler Bay
- Cutler Bay home values: what is my house worth?
- ZIP 33141 housing scorecard
- 25 coming-soon communities in Miami-Dade County
Streets in this community
Street-level pages: every home on record, what sold and what is for sale on each street.
- SW 203Rd Terrace (3 homes on record)
- SW 203Rd Terrace (2 homes on record)
Recent Developments in Bel Aire
Development, infrastructure, retail, and school activity affecting Bel Aire, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated October 2026.
- October 2026Development
Casa Bella Residences opens at 1400 Biscayne Boulevard in Downtown Miami
Related Group and Alta Developers completed the 56-story, 650-foot tower with 319 residences, including 10 penthouses. Closings are underway and first residents have moved in, with more than 90 percent of homes reported under contract. Construction began in November 2023.
What it may mean for the marketAdds 319 completed homes to the downtown Biscayne corridor, close to existing transit, offices and dining. The site is about 3 miles northeast of Bel Aire.
Source: Florida YIMBY - October 2026Builder Activity
Swire Properties breaks ground on Residences at Mandarin Oriental, Miami on Brickell Key
Swire Properties started construction at 500 Brickell Key Drive and 750 Claughton Island Drive on two towers, 66 stories (850 feet) and 33 stories (426 feet). The project includes 326 residences and a 121-room hotel, with Moss as general contractor and completion scheduled for 2030.
What it may mean for the marketAdds multi-year construction activity and future hotel and residential supply on Brickell Key, near the Brickell employment core. The site is about 2 miles northeast of Bel Aire.
Source: Florida YIMBY - October 2026Development
Sweetbird North breaks ground at 95 NE 40th Street in the Miami Design District
Miami Design District Associates and Raycliff Capital began an eight-story, 120,500 square foot building with more than 92,000 square feet of office and about 22,500 square feet of retail. Atria Health and Research Institute leased about 55,000 square feet and 26North will also join. Completion is expected in early 2028.
What it may mean for the marketAdds office space and ground-floor retail in the Design District, increasing nearby daytime employment and shopping options. The site is about 4 miles north of Bel Aire.
Source: Florida YIMBY - September 2026Civic
Miami-Dade commissioners adopt $14.26 billion budget with flat tax rate
County commissioners approved the fiscal year 2026-27 budget after a meeting that ran from Thursday afternoon into Friday morning. The operating property tax rate stays flat at 4.57 mills. The county says the plan prioritizes public safety, parks and transportation amid slowing revenue growth.
What it may mean for the marketA flat operating millage keeps the county's property tax rate steady for owners across Miami-Dade for the coming fiscal year. The site is about 2 miles northeast of Bel Aire.
Source: Local 10 News - July 2026Development
619 Brickell by Nobu condo tower wins review board approval
The Miami Urban Development Review Board recommended approval for 619 Brickell by Nobu, a 75-story tower with 321 units from 13th Floor Investments and Key International at 619 Brickell Avenue. The design by Foster and Partners and Sieger Suarez preserves First Miami Presbyterian Church and adds ground-floor commercial space and a public baywalk.
What it may mean for the marketAdds a branded ultra-tall condo tower to the Brickell waterfront while preserving an existing church, expanding luxury housing and adding public baywalk and commercial space. The site is about 2 miles northeast of Bel Aire.
Source: The Real Deal - June 2026Development
Grupo T&C plans 62-story 13th Edge tower near Brickell
Grupo T&C filed a pre-application with Miami-Dade County for 13th Edge, a 62-story, 648,700-square-foot tower at 237 Southwest 13th Street with 400 apartments and 400 hotel rooms. The project, designed by Kobi Karp Architecture, would replace the 36-unit El Vedado condominium built in 1972.
What it may mean for the marketIntroduces a large mixed-use residential and hotel tower to the area west of Brickell, adding hundreds of apartments and hotel rooms and replacing a small older condominium. The site is less than a mile northeast of Bel Aire.
Source: The Real Deal
Summaries reflect public reporting and official sources linked above as of the dates shown. Project details, timelines, and approvals can change. Commentary on potential market effects is general observation, not investment advice or a prediction for any specific property. For the freshest items across the whole region, see This Week in Northeast Florida.
Frequently Asked Questions
What is the median home price in Bel Aire?
How long do homes in Bel Aire take to sell?
Have Bel Aire home prices gone up?
Who is the best real estate agent for Bel Aire?
How do I find a top Cutler Bay real estate agent who knows Bel Aire?
Can Momentum Realty connect me with an agent for Bel Aire?
Where is Bel Aire, and what county is it in?
Data sources & freshness
| Live listings | MIAMI MLS, refreshed twice daily (last: October 17, 2026) |
| Community market stats | MIAMI MLS closed sales, 12-month windows ending September 20, 2026 |
| Under-contract shares | MIAMI MLS records, as of 2026-09-20 |
| Historical depth | Closed-sale records back to 2012 (669 transactions analyzed) |
Verify the primary sources yourself: Florida DOR · U.S. Census · FEMA flood maps · Citizens Property Insurance.
Momentum Research figures are our own analysis of MIAMI MLS records; MLS data is deemed reliable but not guaranteed. Methodology: how Momentum market scores are computed. Market metrics describe homes for sale and recent sales, not residents.
Own a home here?
You just read the data. Now see what your home is worth.
The numbers on this page move markets in the aggregate. The number that matters to you is what a buyer pays for your address. Momentum sells for 1.25% above the MIAMI MLS member average and 8 days faster, and we’ll price yours against live local comps.
Looking to buy here? Search homes for sale →
What’s your home worth in your area?
A real valuation with real comps from a local listing agent, not an instant algorithm. Response within one business day.
See how BEL AIRE fits the bigger picture — live prices, inventory, and Momentum Scores:
Nearby Communities
Explore more neighborhoods near Bel Aire with Momentum Realty’s local guides.
More on Bel Aire
- Home values · What homes in Bel Aire actually sell for