Momentum Housing Data · Home Values · Miami-Dade County
Buying here? See Enclave at Black Point Mar homes for sale and the Enclave at Black Point Mar community guide (Miami).
ENCLAVE AT BLACK POINT MA (Cutler Bay, FL): 5 recorded closings in the 12 months ending 2026-09-20, a 13-year price record, and sales split by price band and home size — every number from recorded MLS closings, none from an estimate model.
In the current window, sellers accepted a median 97.8% of original asking; the median sale took 47 days (window ending 2026-09-20).
| Year | Median sold | Median $/sqft | Median DOM | Sold ÷ original ask | Sales |
|---|---|---|---|---|---|
| 2026 | $624,900 | $299 | 47 | 97.8% | 5 |
| 2025 | $625,000 | $254 | 53 | 95.3% | 10 |
| 2024 | $700,950 | $274 | 29 | 97.0% | 4 |
| 2023 | $656,000 | $255 | 35 | 99.4% | 6 |
| 2022 | $505,000 | $212 | 10 | 100.0% | 9 |
| 2021 | $400,000 | $156 | 12 | 97.8% | 11 |
| 2020 | $362,500 | $142 | 41 | 95.5% | 10 |
| 2019 | $350,000 | $136 | 53 | 96.0% | 12 |
| 2018 | $346,950 | $136 | 47 | 95.2% | 18 |
| 2017 | $324,500 | $144 | 16 | 100.0% | 4 |
| 2015 | $305,500 | $118 | 43 | 96.8% | 14 |
| 2014 | $287,500 | $113 | 41 | 96.2% | 8 |
| 2013 | $293,750 | $108 | 49 | 97.8% | 6 |
Over the recorded series, ENCLAVE AT BLACK POINT MA’s median sold price moved from $293,750 (2013) to $624,900 (12 months ending 2026-09-20) — +113% over that span, with every year’s figure from recorded closings, not a model.
The recorded series starts in 2013 at $293,750. The 2020–22 run-up did what it did everywhere — ENCLAVE AT BLACK POINT MA’s median moved +44% from 2019 to 2022. Against the 2024 peak of $700,950, the current median stands at -11%. Annual sales volume here has ranged from 2 to 18 closings a year (10-yr average 8.9). With roughly 8.9 closings a year, ENCLAVE AT BLACK POINT MA’s medians move in steps, not curves — a handful of unusual sales can swing a year, which is why the sales count sits next to every figure above.
Of the 18 recorded ENCLAVE AT BLACK POINT MA closings since 2024, half landed between $611,250 and $683,750 (the middle two quartiles); the lowest recorded sale was $550,000 and the highest $790,000. If your home sits outside the middle band, the reason usually shows up in the size table below before it shows up in condition.
| Sold price band | Share of closings | Sales |
|---|---|---|
| Under $550,000 | 0 (0%) | |
| $550,000 – $616,667 | 7 (39%) | |
| $616,667 – $683,333 | 6 (33%) | |
| $683,333 – $750,000 | 2 (11%) | |
| None and up | 3 (17%) |
The same recorded closings, split into thirds by living area. Find the row your home falls in: the $/sqft figure times your square footage is the recorded-sales bracket for homes like yours here — a starting range from real closings, not a valuation of your specific property. Smaller homes here have been selling at a higher price per square foot than larger ones ($323 vs $247) — the usual pattern, since lot, kitchen and baths do not scale with floor area.
| Size group | Median $/sqft | Median sold | Sold range | Sales |
|---|---|---|---|---|
| Smaller homes 1,782–1,884 sq ft | $323 | $590,000 | $555,000 – $630,000 | 6 |
| Mid-size homes 2,377–2,557 sq ft | $260 | $664,188 | $615,000 – $760,000 | 6 |
| Larger homes 2,557–3,256 sq ft | $247 | $665,000 | $550,000 – $790,000 | 6 |
At ENCLAVE AT BLACK POINT MA’s $624,900 median and Miami-Dade County’s adopted 17.59 mills (FY2025-26), a home assessed at that price carries roughly $10,990 a year in property tax before exemptions, or about $10,280 with the full Florida homestead exemption — a buyer’s first-year figure; a long-time owner’s Save Our Homes cap can be far lower, which is one reason resale taxes jump at closing. Municipal and special-district millage varies inside the county; see the Miami-Dade County tax page.
Current asking prices run a median $699,900 against the $624,900 recorded sold median (+12%) — the gap between what sellers hope and what the record shows. Demand check: 50% of ENCLAVE AT BLACK POINT MA’s listings are under contract, against 35% for ZIP 33157 and 18% for Miami-Dade County as a whole — the community is absorbing faster than its surroundings. Momentum’s market-heat index for ENCLAVE AT BLACK POINT MA reads 43/100 (computed from DOM, sale-to-list, and absorption; 2020–21 peaked in the 70s here).
With asking prices running +12% over the recorded sold median, a ENCLAVE AT BLACK POINT MA listing priced against the closed record above stands out against its competition; one priced against the asking crowd joins the statewide list of homes that never sold.
We don’t publish algorithm guesses for specific homes — they can’t see condition, upgrades, or your lot. A local agent will prepare a records-based valuation from the same closed-sale data on this page, adjusted for your home. Free, no obligation.
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Communities buyers shopping ENCLAVE AT BLACK POINT MA are also weighing (nearest by map distance), each on its own recorded 12-month closings. A median well above the neighbors is a ceiling to price against; well below is where the value argument lives.
| Community | Median sold | Median $/sqft | Median DOM | Sales |
|---|---|---|---|---|
| SILVER PALM LAKE | $562,500 | $366 | 5 | 6 |
| HERFA SUB | $555,000 | $375 | 13 | 5 |
| MC RESIDENTIAL | $447,750 | $266 | 34 | 22 |
| ENCLAVE SOUTH | $435,000 | $262 | 49 | 18 |
More ENCLAVE AT BLACK POINT MA: full community guide & homes for sale · choosing an agent here · should you sell now (statewide data) · what selling costs · cash offer vs. listing
Based on information from the Southeast Florida Multiple Listing Service (SEFMLS) or from MIAMI Association of REALTORS(R) for the period 2012 through 2026. Compiled from recorded MLS closings; deemed reliable but not guaranteed. Figures are medians for the stated windows and change as new sales record; individual homes vary widely. No automated valuation for any specific property appears on this page. Equal Housing Opportunity. © 2026 Move With Momentum LLC — brokerage licensed in FL and GA. Disclosures
Content on this page is compiled from public records, MLS data, and automated data sources, and may contain errors or be out of date. It is provided for general information only and is not a representation about any specific property, community, builder, or association. Verify all information independently before relying on it.