Old Cutler Creek
Homes for Sale in Palmetto Bay, FL
All 15 homes for sale in Palmetto Bay, FL · median $281,999 · 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, Old Cutler Creek in Palmetto Bay, FL has 1 home for sale. Over the 12 months ending 2026-09-20, 5 recorded sales closed at a median of $1,500,000, $637 per square foot, a median 26 days on market, sellers accepting 93% of original asking (+8% versus the prior year). At the median price and Miami-Dade County's FY2025-26 rate of 17.59 mills, annual property tax runs about $26,390 ($25,680 with the full homestead exemption).
Old Cutler Creek is trading at a median of $1,560,000 with price per square foot near $644.69, and the year-over-year change of 12% suggests values have moved up meaningfully from where they sat a year ago. With only 4 closings in the current window, that trend line should be read as directional rather than statistically firm — a handful of sales can swing both the median and the per-square-foot figure quickly here.
A median 62 days on market, paired with a market heat score of 59, points to a market that isn't moving urgently in either direction. Sellers priced realistically are finding buyers, but nothing suggests homes are being snapped up on day one. For buyers, that gives room to negotiate and inspect carefully rather than compete on speed.
Old Cutler Creek right now
🟡 Still climbing. The trailing-12-month median ($1.50M) is up 7.7% from the prior 12 months ($1.39M) and up 168% since 2012. With about 3 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: Low (5 and 3 sales in the two windows).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
· Updated October 16, 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
Old Cutler Creek market snapshot (as of September 20, 2026): the median sale price is about $1.50M ($637 per sq ft over the trailing 12 months of closed sales), and a median 26 days on market for closed sales. The trailing-12-month median is up 8% from the prior 12 months and up 168% since 2012, computed from record-level MIAMI MLS closed sales (5 closings in the current window).
In ZIP 33158 (Palmetto Bay), 58 homes closed in the last 12 months at a median of $1.25M ($543/sq ft), down 4.0% year over year, with a median 42 days on market. Right now 13 active and 6 pending listings — a buyer's market. See the live ZIP 33158 housing market and the Miami-Dade County market.
MIAMI REALTORS sales records identify 62 homes in OLD CUTLER CREEK that have changed hands since 2006, built between 1988 and 1990 (median 1989), with a median living area of about 2,940 sq ft and a typical 4-bedroom, 3-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.
Old Cutler Creek sits in the higher end of the Miami-Dade single-family market, with pricing well above area medians and a sales pace that reflects a smaller, lower-turnover pocket of the county rather than a high-volume subdivision.
Who Old Cutler Creek is best for.
Best for
- Buyers with a budget in the $1.5M+ range looking for space and privacy over shared amenities
- Sellers who can price patiently given the moderate 62-day market pace
- Buyers comfortable evaluating homes on individual merit rather than leaning on a deep pool of recent comps
Probably not for
- Buyers who want a resort-style or amenity-rich community as part of the purchase
- Buyers needing a large inventory of active comparable listings to shop against
- Anyone expecting a fast, high-volume transaction environment based on the current closings pace
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 ($1.50M) IS the median in the snapshot above, and the move from 2025 ($1.39M) IS the +7.7% one-year change.
Windows contain 0 to 5 sales each (5 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.
The real cost & risk here
Before the list price, the Florida math the portals skip. These are Miami-Dade County typicals — your exact home, flood zone, and insurance quote will vary, so verify each before you offer.
Check it for your address: look up your flood zone (FEMA) · insurance by county · true-cost calculator · Miami-Dade County scorecard.
County typicals from Momentum’s Florida housing data (Zillow & Realtor.com aggregates, Census, FRED), updated monthly; insurance modeled. Flood zone is property-specific — always confirm via FEMA.
31% of homes for sale in ZIP 33158 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 (2026-10-17).
Old Cutler Creek Market Scorecard
Old Cutler Creek is currently a balanced market., a median asking price of $1,695,000, and homes go under contract in about 35 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 Old Cutler Creek
Live MLS inventory for Old Cutler Creek. 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 Old Cutler Creek listings as of 2026-10-13, 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 Old Cutler Creek buying strategy.
If we were buying in Old Cutler Creek 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 Old Cutler Creek.
What the numbers are actually saying
The $644.69 per-square-foot figure combined with a $1,560,000 median points to homes with substantial square footage and lot size driving value here, more than any single shared amenity package — current MLS listings don't identify a defined community amenity set, so whatever draws buyers is the location and the homes themselves, not a clubhouse or gated recreation program.
At just 4 closings in the tracked window, this is a thin-volume market. That's normal for a smaller enclave at this price point, but it means each closing carries outsized weight on the median and DOM figures. Anyone using these numbers to price a specific listing should treat them as a starting reference point, then lean on a direct comparison of recent, comparable sales rather than the aggregate alone.
The location and the amenities are priced into every listing in Old Cutler Creek. 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 Old Cutler Creek 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 (7.6). Basis: Long-Term Appreciation +168% since 2012; Recent Direction +7.7% year-over-year; Pricing Power 92.7% sale-to-list. Refreshed with each data update.
Why work with Momentum here
In a market this thin on closings, the publicly available comps only tell part of the story. We track off-market activity and recent pendings in Old Cutler Creek specifically, so pricing conversations are grounded in what's actually transacting now, not a stale or oversimplified median.
Old Cutler Creek in 15 seconds.
What it really costs to own in Old Cutler CreekHomes for Sale
The parts of the monthly number a mortgage calculator leaves out, from the tax roll, the MLS, Citizens and FEMA. Property facts only.
| HOA dues | Median $163/month across 16 MLS listings (most billed quarterly; 2026-10-15). 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. |
Email me new listings in Old Cutler CreekHomes for Sale
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 Old Cutler CreekHomes for Sale
Have a question about the homes, fees, rules or commute here? A Momentum agent who works Old Cutler CreekHomes for Sale will answer, and the answer is published on this page for the next buyer.
HOA, CDD & Fees
- HOA dues reported around $163/month (about $1,956/yr) · median of 16 MLS listings, most billed quarterly
- Any club/amenity membership is billed separately
Listings in this community report association dues of about $163 per month ($1,956 a year) — the median AssociationFee across 16 MLS records, normalised to a monthly figure; most are billed quarterly. Dues change with budgets and can differ by section or product type; confirm the current figure with the association before you offer. Source: MLS listing records, 2026-10.
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 Old Cutler Creek 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 Old Cutler Creek sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Old Cutler Creek, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Old Cutler Creek home worth?
Get a no-obligation home value based on real comparable sales in Old Cutler Creek, 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 Palmetto Bay →
Recently off market in OLD CUTLER CREEK
Homes in OLD CUTLER CREEK 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. 1 on record.
- 7571 SW 148th Ter · off market
| Location | Palmetto Bay, Miami-Dade County, FL · ZIP 33158 |
|---|---|
| Sale prices, last 12 months | $1,500,000 median across 5 closed sales · $637 per sq ft · +7.7% vs the prior 12 months |
| Days on market (closed sales) | 26 median |
| For sale right now | 1 active, 0 pending · median asking $1,695,000 |
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, “Old Cutler Creek key facts,” movewithmomentum.com/neighborhoods/old-cutler-creek, data as of September 20, 2026.
Every Home for Sale in Old Cutler Creek Right Now (1)
All 1 active and pending Old Cutler Creek listings with a detail page, newest first, refreshed twice a day from the MLS.
- 7605 SW 147th St · $1,670,000 · 5 bd / 3 ba · listed Aug 19, 2026 · listed by Compass Florida, LLC
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Recent Developments in Old Cutler Creek
Development, infrastructure, retail, and school activity affecting Old Cutler Creek, 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 project is about 8 miles north of Old Cutler Creek, elsewhere in Miami-Dade County.
Source: Miami Today - 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 project is about 13 miles north of Old Cutler Creek, elsewhere in Miami-Dade County.
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 9 miles north of Old Cutler Creek.
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 13 miles north of Old Cutler Creek.
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 project is about 13 miles north of Old Cutler Creek, elsewhere in Miami-Dade County.
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 project is about 12 miles north of Old Cutler Creek, 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.
Frequently Asked Questions
What is the median home price in Old Cutler Creek?
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Where is Old Cutler Creek, and what county is it in?
Should you buy in Old Cutler Creek?
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 13, 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 (48 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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See how OLD CUTLER CREEK fits the bigger picture — live prices, inventory, and Momentum Scores:
More on Old Cutler Creek
- Home values · What homes in Old Cutler Creek actually sell for
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