Lakes by the Bay Jay
Homes for Sale in Cutler Bay, FL
All 81 homes for sale in Cutler Bay, FL · median $319,900 · 34 townhomes for sale in Cutler Bay · 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, Lakes By the Bay Jay in Cutler Bay, FL has 2 homes for sale. Over the 12 months ending 2026-09-20, 10 recorded sales closed at a median of $401,000, $243 per square foot, a median 47 days on market, sellers accepting 97% of original asking (-9% versus the prior year). Homes listed or recently sold were built 2005–2006; 3 of 3 report an HOA (median $125/mo). At the median price and Miami-Dade County's FY2025-26 rate of 17.59 mills, annual property tax runs about $7,050 ($6,340 with the full homestead exemption).
Last 30 days in Lakes by the Bay Jay: 1 new listing (median asking $455,000), 1 under contract right now. As of October 20, 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.
Lakes By The Bay Jay is pricing in a market that has softened. The median sale sits at $402,000, down 9.7% year over year, and homes are taking a median of 58 days to close — well past what a brisk market would show. With only 11 closings in the current window, pricing here is sensitive to each individual sale, so comparable selection matters more than usual.
A market heat score this low points to a buyer's market: inventory is sitting, and sellers who price against last year's numbers are the ones stalling. For buyers, that translates into room to negotiate on price and terms. For sellers, it means the listing needs to be priced to today's data, not to where the market was a year ago.
Figures in this note are as of July 21, 2026. The live market numbers elsewhere on this page update nightly and are newer.
Lakes by the Bay Jay right now
🔴 Off the recent peak. The trailing-12-month median ($401K) is down 8.9% from the prior 12 months ($440K). With about a dozen sales a year, a single closing can swing this number, so read the level and the decade, not one year's move.Momentum Research, record-level MIAMI MLS closed sales, 12-month windows ending September 20. Confidence: Medium (10 and 8 sales in the two windows).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
· Updated October 20, 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
Lakes by the Bay Jay market snapshot (as of September 20, 2026): the median sale price is about $401K ($243 per sq ft over the trailing 12 months of closed sales), and a median 47 days on market for closed sales. The trailing-12-month median is down 9% from the prior 12 months, computed from record-level MIAMI MLS closed sales (10 closings in the current window).
In ZIP 33185 (Cutler Bay), 155 homes closed in the last 12 months at a median of $715K ($323/sq ft), down 0.1% year over year, with a median 58 days on market. Right now 51 active and 15 pending listings — a balanced market. See the live ZIP 33185 housing market and the Miami-Dade County market.
MIAMI REALTORS sales records identify 97 homes in LAKES BY THE BAY JAY that have changed hands since 2009, built between 2005 and 2007 (median 2005), with a median living area of about 1,705 sq ft and a typical 3-bedroom, 2.5-bath layout; 95% are townhomes. Source: MIAMI REALTORS closed-sale history compiled by Momentum Research; counts reflect homes with a recorded MLS sale, not every home in the community.
This is a smaller-volume market where price per square foot ($250.33) gives a more stable read than the median alone, given how few closings are informing the numbers.
The setting & the homes.
Aerial and on-site photos of Lakes by the Bay Jay. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
Lakes by the Bay Jay
Lakes by the Bay Jay
Lakes by the Bay JayPhotos from MIAMI MLS listings in Lakes by the Bay Jay; content deemed reliable but not guaranteed.
Who Lakes by the Bay Jay is best for.
Best for
- A buyer with flexibility on timeline who wants to negotiate from a position of leverage.
- A buyer focused on value per square foot rather than a specific home's list price.
- An investor comfortable underwriting off thin, sale-by-sale data rather than a stable trend line.
Probably not for
- A buyer who needs shared community amenities as part of the purchase decision.
- A seller expecting last year's price levels to hold.
- A buyer who needs a quick, low-uncertainty closing timeline.
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 ($401K) IS the median in the snapshot above, and the move from 2025 ($440K) IS the -8.9% one-year change.
Windows contain 0 to 19 sales each (10 in the current window); every figure carries its sample size, and thin markets swing on single closings. 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.
22% of homes for sale in ZIP 33190 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 (2026-10-20).
Lakes by the Bay Jay Market Scorecard
Lakes by the Bay Jay is currently a balanced market., a median asking price of $455,000, 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.
Homes For Sale Right Now in Lakes by the Bay Jay
Live MLS inventory for Lakes by the Bay Jay. 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 Lakes by the Bay Jay listings as of 2026-10-22, 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.
The Lakes by the Bay Jay buying strategy.
If we were buying in Lakes by the Bay Jay 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 Lakes by the Bay Jay.
A market correcting in real time
The year-over-year decline of 9.7% is the headline number here, and it is not a rounding error — it reflects a genuine shift in what buyers are willing to pay. Paired with a median 58 days on market, this is not a community where homes are moving quickly at asking price. Sellers testing the top of the range are the ones most likely to see extended time on market.
With only 11 closings feeding the current snapshot, no single sale should be read as gospel for what a specific home is worth. The price-per-square-foot figure of $250.33 is the more durable data point for underwriting an offer or a listing price, since it normalizes for size differences across a thin sample. No community amenities are listed in current MLS data, so value here is being driven by the homes themselves — condition, layout, lot — rather than shared features.
The location and the amenities are priced into every listing in Lakes by the Bay Jay. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a low-volume, declining market, the comps get harder to read, not easier — a handful of sales can swing the median in either direction. We pull the underlying sales, not just the headline number, so an offer or a list price is built on what is actually closing, not a stale year-over-year average.
Lakes by the Bay Jay in 15 seconds.
Tools for a Lakes by the Bay Jay 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 Lakes by the Bay Jay sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Lakes by the Bay Jay, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Lakes by the Bay Jay home worth?
Get a no-obligation home value based on real comparable sales in Lakes by the Bay Jay, 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 →
| Location | Cutler Bay, Miami-Dade County, FL · ZIP 33185, 33190 |
|---|---|
| Sale prices, last 12 months | $401,000 median across 10 closed sales · $243 per sq ft · -8.9% vs the prior 12 months |
| Days on market (closed sales) | 47 median |
| For sale right now | 2 active, 0 pending · median asking $455,000 |
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, “Lakes by the Bay Jay key facts,” movewithmomentum.com/neighborhoods/lakes-by-the-bay-jay, data as of September 20, 2026.
Just listed in Lakes by the Bay Jay
The newest homes for sale in Lakes by the Bay Jay right now, newest first. Each link opens the full listing with every photo, the price history and a tour request.
- 21943 SW 88Th Path $455,000 · 3 bd · 3 ba · 1,705 sq ft · 22 days on market Courtesy of Compass Florida, LLC
- 22067 SW 88Th Path $448,000 · 3 bd · 3 ba · 1,705 sq ft · 34 days on market Courtesy of Compass Florida, LLC
Checked against the MLS Oct 20, 2026. All new listings in this market.
Every Home for Sale in Lakes By The Bay Jay Right Now (3)
All 3 active and pending Lakes By The Bay Jay listings with a detail page, newest first, refreshed twice a day from the MLS.
- 22263 SW 89th Ave · $479,900 · 4 bd / 2 ba · pending · listed Oct 3, 2026 · listed by Coral International Realty
- 22067 SW 88th Path · $448,000 · 3 bd / 3 ba · listed Sep 17, 2026 · listed by Compass Florida, LLC
- 21943 SW 88th Path · $455,000 · 3 bd / 3 ba · listed Sep 11, 2026 · listed by Compass Florida, LLC
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 33185 housing scorecard
- 25 coming-soon communities in Miami-Dade County
Cutler Bay guides & data
Florida buyer guides
Streets in this community
Street-level pages: every home on record, what sold and what is for sale on each street.
- SW 88Th Path (19 homes on record)
- SW 89Th Court (10 homes on record)
- SW 222Nd Terrace (4 homes on record)
- SW 220Th Street (3 homes on record)
- SW 223Rd Terrace (2 homes on record)
What it really costs to own in Lakes by the Bay Jay
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 $7,925/yr across 3 listings here (MLS tax records, 2026-10-20). |
|---|---|
| HOA dues | Median $125/month across 3 MLS listings (most billed monthly; 2026-10-20). Dues cover what the documents say they cover; ask for the budget and reserve study. |
| 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 2006 across 3 listings. An original roof here would be about 20 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 Lakes by the Bay Jay
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 Lakes by the Bay Jay
Have a question about the homes, fees, rules or commute here? A Momentum agent who works Lakes by the Bay Jay will answer, and the answer is published on this page for the next buyer.
Recent Developments in Lakes By The Bay Jay
Development, infrastructure, retail, and school activity affecting Lakes By The Bay Jay, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated October 2026.
- October 2026Retail & Dining
Shops at Sunset Place nears demolition for mixed-use redevelopment
The plan calls for 1,513 residences in seven towers of 12 to 33 stories, a 287-room hotel, a 1,300-seat theater, 202,462 square feet of retail and 65,892 square feet of office. Demolition is now targeted for early 2027 and a first phase around 2029. Plans estimate about $149 million in infrastructure improvements.
What it may mean for the marketReplaces a largely vacant mall with housing, hotel and street-level retail near Dadeland and the South Dade Metrorail line. The site is about 3 miles south of Lakes By The Bay Jay.
Source: Miami Today - 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 6 miles northeast of Lakes By The Bay Jay.
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 5 miles east of Lakes By The Bay Jay.
Source: Florida YIMBY - September 2026Development
University of Miami agreement with Coral Gables would add a hospital of up to 100 beds
A development agreement would allow construction of a hospital with up to 100 beds on the university's Coral Gables campus, offering inpatient, outpatient and emergency care. The agreement would also reshape the campus, which includes the Gables Village residential complex of 1,458 beds slated for mid-2029. Cost, size and timeline for the hospital were not stated.
What it may mean for the marketA campus hospital would add inpatient and emergency care capacity and healthcare employment in the Coral Gables area. The site is about 2 miles south of Lakes By The Bay Jay.
Source: Miami Today - 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 5 miles northeast of Lakes By The Bay Jay.
Source: Local 10 News - September 2026Infrastructure
County committee reviews $101 million contract for MIA North Terminal baggage screening machines
A county committee is reviewing a $101 million contract to replace 25 explosives detection machines in the North Terminal's baggage-handling system at Miami International Airport. The work would take about four and two-thirds years and be phased to limit disruption.
What it may mean for the marketBaggage system upgrades at the airport support passenger throughput and airport-related operations over several years. The site is about 4 miles north of Lakes By The Bay Jay.
Source: Miami Today
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 Lakes by the Bay Jay?
How long do homes in Lakes by the Bay Jay take to sell?
Who is the best real estate agent for Lakes by the Bay Jay?
How do I find a top Cutler Bay real estate agent who knows Lakes by the Bay Jay?
Can Momentum Realty connect me with an agent for Lakes by the Bay Jay?
Where is Lakes by the Bay Jay, and what county is it in?
Should you buy in Lakes by the Bay Jay?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Live listings | MIAMI MLS, refreshed twice daily (last: October 22, 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 (112 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.
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Nearby Communities
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More on Lakes by the Bay Jay
- Home values · What homes in Lakes by the Bay Jay actually sell for