Old Cutler Oaks South
Homes for Sale in Palmetto Bay, FL
All 17 homes for sale in Palmetto Bay, FL · median $281,999 · 53 homes for sale in 33157 · Miami-Dade County homes for sale
True comps, carrying-cost math, and listings before the portals.
Photo via MIAMI MLS
Over the 12 months ending 2026-09-20, 4 recorded sales closed at a median of $1,287,500, $463 per square foot, a median 70 days on market, sellers accepting 92% of original asking. At the median price and Miami-Dade County's FY2025-26 rate of 17.59 mills, annual property tax runs about $22,650 ($21,940 with the full homestead exemption).
| Location | Palmetto Bay, Miami-Dade County, FL · ZIP 33157 |
|---|---|
| Sale prices, last 12 months | $1,287,500 median across 4 closed sales · $463 per sq ft |
| Days on market (closed sales) | 70 median |
| For sale right now | 0 active, 1 pending |
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 2013 through 2026. Market figures describe homes, not residents. Cite as: Momentum Realty, “OLD CUTLER OAKS SOUTH key facts,” movewithmomentum.com/neighborhoods/old-cutler-oaks-south, data as of September 20, 2026.
Old Cutler Oaks South is trading at a median of $1,090,000, with price per square foot landing at $425.45. That combination points to a market where lot size, layout, and condition are doing most of the work on price, since there is no shared amenity package in the current MLS data pulling value toward a common baseline.
A median of 114 days on market is the number to sit with here. This is not a fast-clearing community. Sellers who price against recent comparables and hold condition to standard can still transact, but anyone expecting a quick close should reset that expectation going in. Buyers, in turn, have room to negotiate on terms and timeline rather than racing a multiple-offer clock.
The 60-Second Overview
Old Cutler Oaks South market snapshot (as of September 20, 2026): the median sale price is about $1.29M ($463 per sq ft over the trailing 12 months of closed sales), and a median 71 days on market for closed sales.
In ZIP 33157 (Palmetto Bay), 572 homes closed in the last 12 months at a median of $588K ($383/sq ft), down 1.6% year over year, with a median 52 days on market. Right now 199 active and 76 pending listings put supply at about 3.6 months — a balanced market. See the live ZIP 33157 housing market and the Miami-Dade County market.
MIAMI REALTORS sales records identify 27 homes in OLD CUTLER OAKS SOUTH that have changed hands since 2007, built between 1972 and 1975 (median 1973), with a median living area of about 2,624 sq ft and a typical 4-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.
Pricing here sits well above a typical entry point, with value concentrated in the individual home rather than in a builder-defined amenity set, and the market moves at a deliberate, not urgent, pace.
Who Old Cutler Oaks South is best for.
Best for
- Buyers targeting a specific home and lot rather than a community amenity package
- Buyers with flexibility on timeline who can hold out through a longer market cycle
- Sellers with a well-maintained, well-differentiated home willing to price it on its own merits
Probably not for
- Buyers who want move-in guarantees within a tight, predictable closing window
- Buyers prioritizing shared amenities as a core part of the purchase decision
- Sellers needing a fast sale who are not prepared for an extended days-on-market cycle
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 ($1.29M) IS the median in the snapshot above.
Windows contain 0 to 4 sales each (4 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 2013 through 2026. Deemed reliable but not guaranteed.
36% of homes for sale in ZIP 33157 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 (2026-09-24).
Old Cutler Oaks South Market Scorecard
Old Cutler Oaks South is currently a balanced market..
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 Oaks South
Live MLS inventory for Old Cutler Oaks South. 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 Oaks South listings as of 2026-08-05, 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 2013 through 2026. Tap any home to ask about it.
Every Home for Sale in Old Cutler Oaks South Right Now (1)
All 1 active and pending Old Cutler Oaks South listings with a detail page, newest first, refreshed twice a day from the MLS.
- 7600 SW 168th St · $1,595,000 · 5 bd / 3 ba · pending · listed Aug 12, 2026 · listed by EXP Realty, LLC
The Old Cutler Oaks South buying strategy.
If we were buying in Old Cutler Oaks South 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 Oaks South.
What's Actually Driving Price Here
With no community amenities identified from current listings, this is a market priced on the home itself: the lot, the square footage, the finish level, and the specific location within the neighborhood. That makes the $425.45 per-square-foot figure more meaningful than usual — it is a cleaner read on what buyers are actually paying for structure and site, without a clubhouse or gate premium baked in.
The 114-day median days-on-market figure, over a 3-closing window, tells you this is a thin, low-volume market rather than a high-turnover one. Small sample sizes like this mean any single closing can move the numbers meaningfully. Treat the median price as a directional marker, not a precise ceiling or floor, and expect individual home condition to swing outcomes more than the community average suggests.
The location and the amenities are priced into every listing in Old Cutler Oaks South. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a market this thin — three closings in the current window — every comparable matters and generic pricing models fall apart fast. We track what actually closed here, not what an algorithm estimates, and we price and negotiate against that real, current picture.
Old Cutler Oaks South in 15 seconds.
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 Old Cutler Oaks South 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 Oaks South 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 Oaks South, 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 Oaks South home worth?
Get a no-obligation home value based on real comparable sales in Old Cutler Oaks South, not an automated guess. Tell us about your home and we will personally prepare your numbers and a pricing strategy. No obligation, no spam.
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Frequently Asked Questions
What is the median home price in Old Cutler Oaks South?
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Should you buy in Old Cutler Oaks South?
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: August 5, 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 2013 (19 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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