Bel Aire
Homes for Sale in Cutler Bay, FL
All 78 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 September 2026, Bel Aire in Cutler Bay, FL has 21 homes for sale and 5 pending, asking from $615,000 to $1,649,997 (median $740,000). 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 1965–2006. 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).
| 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.
Last 30 days in Bel Aire: 9 new listings (median asking $759,900), 5 under contract right now. As of September 23, 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 2026-09-23, 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.
Every Home for Sale in Bel Aire Right Now (25)
All 25 active and pending Bel Aire listings with a detail page, newest first, refreshed twice a day from the MLS.
- 19762 Bel Aire Drive · $754,000 · 5 bd / 3 ba · listed Sep 24, 2026 · listed by Partnership Realty Inc.
- 19115 Bel Aire Dr · $785,000 · 4 bd / 2 ba · listed Sep 19, 2026 · listed by Southeast Real Estate Advisors Inc.
- 19780 SW 101st Ave · $675,000 · 4 bd / 2 ba · listed Sep 19, 2026 · listed by La Costa Homes Realty
- 18101 SW 92nd Ave · $759,900 · 3 bd / 2 ba · listed Sep 17, 2026 · listed by Grand Floridian Realty Inc
- 18225 SW 94th Ave · $669,900 · 3 bd / 2 ba · listed Sep 11, 2026 · listed by The Keyes Company
- 18124 SW 92nd Ct · $799,000 · 3 bd / 2 ba · listed Sep 10, 2026 · listed by A'Costa Del Sol Group
- 18054 SW 92nd Ct · $774,900 · 3 bd / 2 ba · listed Sep 10, 2026 · listed by Goldpen Realty Group
- 9771 Bel Aire Dr · $795,000 · 4 bd / 2 ba · pending · listed Sep 1, 2026 · listed by EXP Realty, LLC
- 9780 Bel Aire Dr · $825,000 · 5 bd / 3 ba · listed Aug 31, 2026 · listed by EXP Realty, LLC
- 18608 SW 93rd Pl · $735,000 · 3 bd / 2 ba · listed Aug 22, 2026 · listed by Solutions RE, LLC
- 9921 SW 195th St · $665,000 · 2 bd / 2 ba · pending · listed Aug 13, 2026 · listed by BHHS EWM Realty
- 9982 SW 196th St · $615,000 · 3 bd / 2 ba · listed Aug 10, 2026 · listed by Realty One Group Evolution
- 9123 SW 181st St · $799,000 · 4 bd / 2 ba · pending · listed Aug 10, 2026 · listed by HomeCoin.com
- 9934 SW 195th St · $669,900 · 3 bd / 2 ba · listed Aug 7, 2026 · listed by Belhouse Real Estate, LLC
- 8820 SW 182nd Ter · $1,649,997 · 5 bd / 3 ba · listed Aug 6, 2026 · listed by Beycome of Florida LLC
- 19120 Bel Aire Dr · $699,000 · 3 bd / 2 ba · listed Jul 31, 2026 · listed by JFA Realty Co
- 9390 SW 190th Street · $799,900 · 4 bd / 2 ba · listed Jul 28, 2026 · listed by TruDeals Realty Corp
- 18451 SW 90th Ave · $879,000 · 4 bd / 2 ba · pending · listed Jul 17, 2026 · listed by Compass Florida, LLC
- 9241 SW 183rd Ter · $849,000 · 4 bd / 2 ba · listed Jul 8, 2026 · listed by Redfin Corporation
- 18133 SW 93rd Ave · $740,000 · 3 bd / 4 ba · listed Jul 5, 2026 · listed by Avanti Way Brickell
- 18103 SW 93rd Avenue · $749,900 · 3 bd / 2 ba · listed Jul 4, 2026 · listed by Luxe Properties
- 18645 SW 90th Ave · $735,000 · 3 bd / 2 ba · listed Jun 27, 2026 · listed by BHHS EWM Realty
- 9837 SW 194th St · $690,000 · 3 bd / 2 ba · listed Jun 27, 2026 · listed by Lifestyle International Realty
- 9412 SW 184th Ter · $670,000 · 4 bd / 2 ba · listed Jun 27, 2026 · listed by Brown Harris Stevens
- 9905 Marlin Rd · $595,000 · 4 bd / 3 ba · pending · listed Jun 27, 2026 · listed by First Capital Group Inc
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 September 26, 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 1,168 homes in BEL AIRE that have changed hands since 2005, built between 1951 and 2004 (median 1969), with a median living area of about 1,827 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
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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.
19% 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 (2026-09-25).
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 34 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.
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 August 2026.
- July 2026Development
Construction permits filed for two-tower Biscayne 18 in Edgewater
Melo Group filed construction permit applications with the City of Miami for Biscayne 18, a two-tower project with 1,178 residential units at 1825 Biscayne Boulevard in Edgewater. The towers reach about 465 feet across 45 stories, with an estimated construction cost of $321 million and space for office, retail, and a banquet hall.
What it may mean for the marketMoves a large two-tower residential project toward construction in Edgewater, adding more than a thousand units plus office and retail space along the Biscayne Boulevard corridor. The project is about 3 miles northeast of Bel Aire, elsewhere in Miami-Dade County.
Source: Florida YIMBY - 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 - July 2026Development
OKO Lilli condo tower nabs Miami review board approval in Edgewater
The Miami Urban Development Review Board recommended approval for OKO Group's OKO Lilli, a 53-story tower with 117 units at 717 Northeast 27th Street in Edgewater. Plans include a 350-foot public baywalk, an eight-story garage with 244 spaces, and Aman-curated amenities.
What it may mean for the marketAdds a high-rise condo tower and a public baywalk to the Edgewater bayfront, expanding the local housing supply and waterfront access along Biscayne Bay. The project is about 4 miles north of Bel Aire, elsewhere in Miami-Dade County.
Source: The Real Deal - July 2026Development
Foundation pour completed for Twenty Sixth and 2nd Wynwood Residences
Developers PMG and LNDMRK Development completed foundation work and began vertical construction on Twenty Sixth and 2nd, an 8-story building with 233 residences at 2600 NW 2nd Avenue in Wynwood. The project includes about 26,000 square feet of ground-floor retail and over 32,000 square feet of amenities, with completion expected in the second quarter of 2028.
What it may mean for the marketAdvances a new mid-rise rental building with ground-floor retail in the Wynwood district, adding housing units and street-level commercial space as vertical construction begins. The project is about 4 miles north of Bel Aire, elsewhere in Miami-Dade County.
Source: Florida YIMBY - 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 - May 2026Development
Miami Beach board approves Terra's 106-unit luxury condo tower at 1250 West Avenue
Miami Beach's Design Review Board granted unanimous approval for a 330-foot condo tower with 106 units at 1250 West Avenue, developed by Terra Group with RG Development Group and GV Development. The building would replace a 15-story, 238-unit condo constructed in 1964 and include two penthouses with rooftop pools and ground-floor commercial space.
What it may mean for the marketAdds a new luxury condo tower to the West Avenue corridor, replacing an aging mid-century building with a taller structure and ground-floor retail space, reshaping the bayfront skyline and local housing stock. The project is about 5 miles northeast of Bel Aire, elsewhere in Miami-Dade County.
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.
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.
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. 9 on record.
- 18044 SW 89th Pl · off market
- 18543 SW 91st Ave · off market
- 18920 SW 92nd Ct · off market
- 19225 Bel Aire Dr · off market
- 20020 Bel Aire Dr · off market
- 9161 SW 181st Ter · off market
- 9311 Sterling Dr · off market
- 9411 SW 185th Ter · off market
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: September 23, 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.
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See how BEL AIRE fits the bigger picture — live prices, inventory, and Momentum Scores:
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