Pelican Bay at Old Cutler
Homes for Sale in Cutler Bay, FL
All 78 homes for sale in Cutler Bay, FL · median $310,000 · 85 homes for sale in 33189 · Miami-Dade County homes for sale
True comps, carrying-cost math, and listings before the portals.
Market Heat
Photo via MIAMI MLS
As of September 2026, Pelican Bay at Old Cutler in Cutler Bay, FL has 4 homes for sale, asking from $629,000 to $799,000 (median $651,750). Over the 12 months ending 2026-09-20, 12 recorded sales closed at a median of $622,000, $353 per square foot, a median 31 days on market, sellers accepting 98% of original asking (+4% versus the prior year). Homes listed or recently sold were built 2004–2005; 4 of 4 report an HOA (median $35/mo). At the median price and Miami-Dade County's FY2025-26 rate of 17.59 mills, annual property tax runs about $10,940 ($10,230 with the full homestead exemption).
Part of the Old Cutler master-planned community in Cutler Bay, FL — see all Old Cutler homes for sale (6 listings across 3 villages and sections in the MLS).
| Location | Cutler Bay, Miami-Dade County, FL · ZIP 33189 |
|---|---|
| Sale prices, last 12 months | $622,000 median across 12 closed sales · $353 per sq ft · +3.7% vs the prior 12 months |
| Days on market (closed sales) | 31 median |
| For sale right now | 4 active, 0 pending · median asking $651,750 |
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, “PELICAN BAY AT OLD CUTLER key facts,” movewithmomentum.com/neighborhoods/pelican-bay-at-old-cutler, data as of September 20, 2026.
Last 30 days in Pelican Bay at Old Cutler: 1 new listing (median asking $659,000). As of September 23, 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.
Homes For Sale Right Now in Pelican Bay at Old Cutler
Live MLS inventory for Pelican Bay at Old Cutler. 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 Pelican Bay at Old Cutler listings as of 2026-09-23, 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.
Every Home for Sale in Pelican Bay At Old Cutler Right Now (4)
All 4 active and pending Pelican Bay At Old Cutler listings with a detail page, newest first, refreshed twice a day from the MLS.
- 20922 SW 88th Pl · $659,000 · 3 bd / 3 ba · listed Sep 7, 2026 · listed by My Realty Group, LLC.
- 20901 SW 88th Court · $799,000 · 5 bd / 3 ba · listed Aug 16, 2026 · listed by Florida Realty of Miami Corp
- 21053 SW 88th Place · $644,500 · 3 bd / 3 ba · listed Jun 27, 2026 · listed by Platinum Pointe Realty Inc
- 9031 SW 208th Ter · $629,000 · 3 bd / 3 ba · listed Jun 27, 2026 · listed by RE/MAX Advance Realty II
Pelican Bay at Old Cutler right now
🟡 Still climbing. The trailing-12-month median ($622K) is up 3.7% from the prior 12 months ($600K) and up 255% since 2012. 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 (12 and 11 sales in the two windows).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
· Updated September 28, 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
Pelican Bay at Old Cutler market snapshot (as of September 20, 2026): the median sale price is about $622K ($353 per sq ft over the trailing 12 months of closed sales), and a median 31 days on market for closed sales. The trailing-12-month median is up 4% from the prior 12 months and up 255% since 2012, computed from record-level MIAMI MLS closed sales (12 closings in the current window).
In ZIP 33189 (Cutler Bay), 322 homes closed in the last 12 months at a median of $575K ($343/sq ft), up 1.7% year over year, with a median 45 days on market. Right now 123 active and 28 pending listings — a balanced market. See the live ZIP 33189 housing market and the Miami-Dade County market.
MIAMI REALTORS sales records identify 170 homes in PELICAN BAY AT OLD CUTLER that have changed hands since 2006, built between 2004 and 2006 (median 2004), with a median living area of about 1,939 sq ft and a typical 3-bedroom, 2.5-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.
The setting & the homes.
Aerial and on-site photos of Pelican Bay at Old Cutler. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
Pelican Bay at Old Cutler
Pelican Bay at Old Cutler
Pelican Bay at Old Cutler
Pelican Bay at Old CutlerPhotos from MIAMI MLS listings in Pelican Bay at Old Cutler; content deemed reliable but not guaranteed.
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 ($622K) IS the median in the snapshot above, and the move from 2025 ($600K) IS the +3.7% one-year change.
Windows contain 3 to 13 sales each (12 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.
23% of homes for sale in ZIP 33189 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).
Pelican Bay at Old Cutler Market Scorecard
Pelican Bay at Old Cutler is currently a balanced market., a median asking price of $651,750, and homes go under contract in about 124 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.
The Pelican Bay at Old Cutler buying strategy.
If we were buying in Pelican Bay at Old Cutler 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 Pelican Bay at Old Cutler.
A closer look at the Pelican Bay at Old Cutler market
At a median of $353 per square foot, Pelican Bay at Old Cutler prices sit in a fairly defined band, so condition and updates — more than the list price — tend to separate one home from the next.
The trailing-12-month median up 4% year over year. Homes that do trade take a median 31 days on market, useful leverage on any listing that has lingered.
The location and the amenities are priced into every listing in Pelican Bay at Old Cutler. 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 Pelican Bay at Old Cutler 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 (8.5). Basis: Long-Term Appreciation +255% since 2012; Recent Direction +3.7% year-over-year; Pricing Power 97.9% sale-to-list. Refreshed with each data update.
HOA, CDD & Fees
- HOA dues reported around $35/month (about $420/yr) · median of 12 MLS listings, most billed quarterly
- Any club/amenity membership is billed separately
Listings in this community report association dues of about $35 per month ($420 a year) — the median AssociationFee across 12 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, 2026-09.
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 Pelican Bay at Old Cutler 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 Pelican Bay at Old Cutler sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Pelican Bay at Old Cutler, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Pelican Bay at Old Cutler home worth?
Get a no-obligation home value based on real comparable sales in Pelican Bay at Old Cutler, 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 →
Frequently Asked Questions
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Data sources & freshness
| Live listings | MIAMI MLS, refreshed twice daily (last: September 23, 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 (131 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.
Own a home here?
You just read the data. Now see what your home is worth.
The numbers on this page move markets in the aggregate. The number that matters to you is what a buyer pays for your address. Momentum sells for 1.25% above the MIAMI MLS member average and 8 days faster, and we’ll price yours against live local comps.
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See how PELICAN BAY AT OLD CUTLER fits the bigger picture — live prices, inventory, and Momentum Scores:
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More on Pelican Bay at Old Cutler
- Home values · What homes in Pelican Bay at Old Cutler actually sell for