Old Cutler Oaks South
Homes for Sale in Palmetto Bay, FL
All 15 homes for sale in Palmetto Bay, FL · median $281,999 · 55 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).
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.
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.
29% 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 (2026-10-17).
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.
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.
See all homes for sale in Palmetto Bay →
| 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.
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
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Recent Developments in Old Cutler Oaks South
Development, infrastructure, retail, and school activity affecting Old Cutler Oaks South, 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 6 miles north of Old Cutler Oaks South.
Source: Miami Today - 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 6 miles north of Old Cutler Oaks South.
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 11 miles north of Old Cutler Oaks South.
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 12 miles north of Old Cutler Oaks South.
Source: Miami Today - 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 10 miles northeast of Old Cutler Oaks South, 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 10 miles north of Old Cutler Oaks South, 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
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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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More on Old Cutler Oaks South
- Home values · What homes in Old Cutler Oaks South actually sell for
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