Old Cutler South
Homes for Sale in Palmetto Bay, FL
True comps, carrying-cost math, and listings before the portals.
Photo via MIAMI MLS
As of October 2026, the MLS records 34 closed sales in Old Cutler South in FL since 2012, the most recent in February 2026. Recorded prices since 2024 ran from $840,700 to $1,250,000 (median $1,060,000), on homes of 1,415 to 2,243 sq ft. At that median and Miami-Dade County's FY2025-26 rate of 17.59 mills, annual property tax runs about $18,650 ($17,930 with the full homestead exemption).
Old Cutler South is pricing on a per-square-foot basis right now, with the median landing at $1,060,000 and price per square foot near $532.77. That combination tells you condition and finish level are doing most of the work in this market, not lot size or square footage alone. A buyer comparing two listings here should expect the spread between an updated home and one needing work to be wide, even on the same street.
With median days on market at 17 and pricing up 8.7% year over year, this is a market moving with some urgency but not overheated chaos. Sellers with a well-presented home are seeing offers come together quickly. Buyers who wait on a decision past a first or second showing are often negotiating from behind rather than from a position of leverage.
The 60-Second Overview
Old Cutler South sits in Miami-Dade County and trades at a median price of $1,060,000, with recent activity limited to a small handful of closings — a signal to treat any single data point here as directional rather than exact.
MIAMI REALTORS sales records identify 34 homes in OLD CUTLER SOUTH that have changed hands since 2006, built between 1970 and 1972 (median 1971), with a median living area of about 2,220 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.
Pre-construction details are compiled from public records, builder announcements and builder listings, and are subject to change without notice; figures are deemed reliable but not guaranteed. Momentum Research figures are our own analysis. This page describes homes, pricing and community attributes, not residents.
Who Old Cutler South is best for.
Best for
- A buyer with financing ready who can move quickly once a well-priced listing appears
- A seller with a recently updated or well-maintained home who wants to price near current per-square-foot levels
- A buyer comfortable making a decision without a wide field of comparable listings to shop against
Probably not for
- A buyer who wants to compare a large number of similar listings before committing
- A seller expecting to price well above recent per-square-foot levels based on condition alone
- A buyer relying purely on the year-over-year percentage as a guarantee of future value
The market around Old Cutler South
Old Cutler South is too small for its own price trend, so here is the market around it.
In ZIP 33157, 287 homes are on the market and 35% are under contract — a fast-moving corner of Palmetto Bay.
Across Miami-Dade County, 15,314 homes are active and 3,367 pending (18% under contract).
In ZIP 33157, 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.
ZIP and county figures describe the wider market, not Old Cutler South specifically. Momentum Research analysis of MLS records.
Homes For Sale Right Now in Old Cutler South
Live MLS inventory for Old Cutler 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 South listings as of 2026-10-17, 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 South buying strategy.
If we were buying in Old Cutler 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 South.
What the numbers are actually telling you
A median days-on-market figure of 17 in this community points to a market where correctly priced, presentable homes do not sit. That is a meaningfully different posture than a market where sellers have to chase price cuts. For sellers, it argues for pricing at or near recent comparable levels rather than testing the ceiling. For buyers, it means the comfortable, unhurried search window some buyers expect elsewhere may not apply here.
The year-over-year change of 8.7% is a rear-view signal, not a forecast — it reflects what already closed, not what will happen next. Combined with a small closings window of only three recent transactions, it is worth reading this data as a snapshot of current conditions rather than a guaranteed trend. Anyone relying on this number to plan a purchase or listing timeline should pair it with a direct look at what is active and pending right now.
The location and the amenities are priced into every listing in Old Cutler South. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
With only a handful of recent closings feeding the public data, Old Cutler South is a community where broad market stats can mislead if taken at face value. Momentum pulls the current MLS activity directly — active listings, pending contracts, and true comparables — so pricing and offer strategy are based on what is actually happening on the ground, not a lagging average.
Old Cutler 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 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 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 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 South home worth?
Get a no-obligation home value based on real comparable sales in Old Cutler 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 homes for sale in Old Cutler South on the map →
Should you buy in Old Cutler 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: October 17, 2026) |
| Under-contract shares | MIAMI MLS records, as of 2026-09-20 |
| Historical depth | Closed-sale records back to 2012 (34 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.
Recent Developments in Old Cutler South
Development, infrastructure, retail, and school activity affecting Old Cutler 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 4 miles north of Old Cutler 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 5 miles north of Old Cutler 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 10 miles northeast of Old Cutler 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 10 miles north of Old Cutler 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 9 miles northeast of Old Cutler 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 9 miles northeast of Old Cutler 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.
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Common questions about Old Cutler South
Where is Old Cutler South?
Old Cutler South is a community in Miami-Dade County, Florida, ZIP 33157.
Are there homes for sale in Old Cutler South right now?
Yes — 0 active and 1 pending listings as of the last feed refresh (twice daily). They are listed on this page.
Does Old Cutler South have an HOA or CDD?
No HOA is on record for Old Cutler South in our data. Verify dues, what they cover, and any special assessment for a specific address before you offer.
Answers are generated from county property records, MLS feeds and the figures on this page, as of the page date; deemed reliable but not guaranteed.
More on Old Cutler South
- Home values · What homes in Old Cutler South actually sell for
Every Home for Sale in Old Cutler South Right Now (1)
All 1 active and pending Old Cutler South listings with a detail page, newest first, refreshed twice a day from the MLS.
- 7520 SW 164th St · $1,335,000 · 5 bd / 3 ba · pending · listed Jul 25, 2026 · listed by Coldwell Banker Realty
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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.