Cutler Bay
Housing Market
Median sale price $575,000, up 1.1% year over year, with homes going under contract in about 47 days, 157 homes on the market.
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Housing Market Analyst
18% of listed homes are already under contract. Prices are up 1.1% versus the prior year and sellers are still collecting 96.4% of asking. Taken together, the data points to a broadly balanced market where preparation decides who wins.
Who has leverage right now
Leverage scores are derived from the Momentum Score (supply, demand, speed, pricing power, and trend). Right now the data favors neither side decisively.
- Inventory — building over the tracked window; watch whether that holds through the season.
- Negotiating power — buyers gain ground as 18% of inventory sits under contract.
- Mortgage sensitivity — at 7.6× income, this market is highly sensitive to rate moves; rate relief tends to show up in demand here quickly.
Derived from current Cutler Bay data, not a prediction or guarantee. Markets move; talk to an agent before acting on any single reading.
One inventory number hides four different markets
Months of supply = active listings ÷ monthly sales pace, bucketing communities by their recent median. 3–6 months is the balanced band.
Where Cutler Bay is hot — and where it isn't
Each dot is a community (38 shown, sized by sales volume rank). Click any dot to open its full neighborhood guide.
The read on Cutler Bay
The median sale price across Cutler Bay currently stands at $575,000, up 1.1% from a year ago. Buyers are paying a median of $330 per square foot. The typical home goes under contract in about 47 days. Sellers are capturing 96.4% of their original asking price on average.
There are 157 active listings on the market, with 42 more already under contract.
Cutler Bay prices sit above the Miami-Dade County median by roughly 5%. Zillow's home value index for Miami-Dade County stands at $521,011. About 16% of listings county-wide have taken a price cut — a useful gauge of seller flexibility.
Weighing supply, demand, speed, pricing power, and trend together, the Momentum Score for Cutler Bay is 53 of 100 — balanced market territory. This page recalculates every day as new MLS data lands, so the numbers above reflect the market as of October 3, 2026.
Cutler Bay since 2012 — and where it’s heading
A median home here sold for $166,461 in 2012 and $615,045 over the last recorded year — 269% appreciation across 14 years of recorded sales.
Median sale price · 2012–2026 (5,726 recorded sales)
Days on market by year
Home value trend · Miami-Dade County (Zillow ZHVI)
For-sale inventory · county (Zillow)
Daily active vs pending · Miami-Dade County (MLS)
Median price · daily recalculation
What’s driving Cutler Bay
Top inbound states: NY, CA, TX, NJ. Movers arriving report ~$127,200 average income. Source: IRS SOI county-to-county migration, 2022-2023
56,357 Citizens policies in force in Miami-Dade County — the state-backed insurer of last resort. Budget insurance into any Miami-Dade purchase before you fall in love with a house. Source: Citizens Property Insurance, Detail by County, April 2026
2,666 single-family · 13,869 multi-family · 6.2 per 1,000 residents. Future supply pressure starts here. Source: U.S. Census Bureau, Building Permits Survey, 2025
The calls we’re making from today’s data
The sharpest 1-yr median swing among tracked communities. Thin samples can exaggerate swings — verify with a comp analysis before treating it as trend.
Both sides have a case: buyers should negotiate on days-on-market, sellers should lean on the under-contract rate. Preparation, not the market, decides who wins a balanced tape.
Generated from today’s data by Momentum’s analysis engine and reviewed on a rolling basis by our broker team.
How it stacks up across Miami-Dade County
| Market | Median | Active | Score | |
|---|---|---|---|---|
| Cutler Bay ← this page | $575K | 157 | 53 | |
| Miami | $570K | 4,211 | 36 | Open → |
| Miami Beach | $758K | 1,065 | 37 | Open → |
| Sunny Isles Beach | $475K | 831 | 24 | Open → |
| Aventura | $465K | 803 | 28 | Open → |
| Homestead | $460K | 794 | 40 | Open → |
Neighborhoods on the move
| SOUTH CORAL HOMESCutler Bay | $595K | ▲ 8% |
| LAKES BY THE BAYCutler Bay | $540K | ▲ 7% |
| BEL AIRECutler Bay | $690K | ▲ 6% |
| PELICAN BAY AT OLD CUTLERCutler Bay | $622K | ▲ 4% |
| S CORAL HOMESCutler Bay | $568K | ▲ 4% |
| CUTLER RIDGE PINESCutler Bay | $615K | ▼ 12% |
| LAKES BY THE BAY JAYCutler Bay | $401K | ▼ 9% |
| LE CLUB AT OLD CUTLER CONCutler Bay | $240K | ▼ 8% |
| PINE TREE MANORCutler Bay | $585K | ▼ 6% |
| WHISPERING PINES ESTATESCutler Bay | $700K | ▼ 3% |
| BEL AIRECutler Bay | $690K | 20 |
| CUTLER CAYCutler Bay | $1.10M | 17 |
| LAKES BY THE BAYCutler Bay | $540K | 15 |
| CUTLER RIDGECutler Bay | $575K | 14 |
| LE CLUB AT OLD CUTLER CONCutler Bay | $240K | 11 |
| PELICAN BAY AT OLD CUTLERCutler Bay | $622K | 31 days |
| Old Cutler EstatesCutler Bay | $1.55M | 34 days |
| SOUTH CORAL HOMESCutler Bay | $595K | 34 days |
| CUTLER RIDGECutler Bay | $575K | 36 days |
| LE CLUB AT OLD CUTLER CONCutler Bay | $240K | 37 days |
Cutler Bay ZIP codes
Most active communities
More on Cutler Bay
Put this data to work
The questions people actually ask
Should I buy a house in Cutler Bay right now?
The data says conditions currently favor neither side decisively in Cutler Bay — the Momentum Score reads 53/100. For buyers that means preparation over hesitation: well-priced homes still move fast, but there is more room to negotiate than a year ago. The right timing always depends on your rate, your equity, and how long you plan to stay — not just the market.
Is Cutler Bay becoming more affordable?
No — the median sale price in Cutler Bay is $575,000, up 1.1% versus the prior year, while sellers still capture 96.4% of asking price. Rising prices mean waiting has a cost; affordability hinges mostly on your rate.
Where are prices falling fastest in Cutler Bay?
Among tracked communities with enough sales to measure, the sharpest 1-year median declines are CUTLER RIDGE PINES (-12%); LAKES BY THE BAY JAY (-9%); LE CLUB AT OLD CUTLER CON (-8%). Note that community-level medians move on small sale counts — a few high- or low-end closings can swing them — so treat these as leads for a comp analysis, not verdicts.
Which Cutler Bay neighborhoods are most competitive?
Measured by speed of sale, the fastest-moving tracked communities right now are PELICAN BAY AT OLD CUTLER (31 days); Old Cutler Estates (34 days); SOUTH CORAL HOMES (34 days) — homes there go under contract well ahead of the market-wide pace of 47 days.
How does Cutler Bay compare to the rest of Miami-Dade County?
Cutler Bay's median of $575,000 runs 5% above the county-wide median of $549,900, and homes here take 47 days to go under contract versus 68 county-wide.
Cutler Bay housing market FAQ
How is the housing market in Cutler Bay right now?
As of October 3, 2026, the Cutler Bay housing market is roughly balanced: the median sale price is $575,000 (up 1.1% year over year), 157 homes are for sale, and the typical home goes under contract in about 47 days.
How much is a house in Cutler Bay?
The median home sold for $575,000 in Cutler Bay over the last 12 months, about $330 per square foot; asking prices on the 157 current listings run from well below to well above that, and the community pages linked below show what each neighborhood actually sells for.
Is it a good time to sell a house in Cutler Bay?
By the numbers, sellers in Cutler Bay are getting 96.4% of asking price and going under contract in about 47 days. Whether it is a good time for you depends on what you paid and where you are going next, which is a conversation with an agent, not a chart.
What is the Cutler Bay housing market forecast?
Momentum Realty publishes the recorded trend, not a prediction: Cutler Bay median sale prices are up 1.1% year over year, and 18% of listings are under contract. The charts on this page update with every MLS refresh, so the direction shows up here before any forecast catches it.
What is the median home price in Cutler Bay?
The median sale price in Cutler Bay is currently $575,000, up 1.1% from a year ago, based on MLS sales data updated October 3, 2026.
Is Cutler Bay a buyer's or seller's market right now?
The data currently is roughly balanced. Cutler Bay scores 53 of 100 on the Momentum Score. Conditions change; this page updates daily.
How long do homes take to sell in Cutler Bay?
The typical home in Cutler Bay goes under contract in about 47 days, per current MLS data.
How many homes are for sale in Cutler Bay?
There are approximately 157 active listings in Cutler Bay as of October 3, 2026.
Are home prices in Cutler Bay rising or falling?
Median sale prices are up 1.1% year over year based on a rolling comparison of MLS sales.
Momentum agents use this intelligence every day to price listings and write winning offers across Cutler Bay. Talk through what the numbers mean for your move.
Every number on this page is computed directly from licensed Florida MLS feeds, recorded public sales, Zillow Research, and U.S. Census data — nothing is manually adjusted or estimated by hand. Medians use recorded closed sales; supply figures use live listing counts refreshed twice daily; the Momentum Score methodology is summarized .
Analyst oversight: Jon Brooks — Co-Founder, Momentum Realty · CEO, Momentum Research · Housing Market Analyst · methodology reviewed quarterly · Last data refresh: October 3, 2026 at 11:31 AM ET
Statistics on this page are computed automatically from licensed MLS feeds and public data sources (Zillow Research, U.S. Census Bureau) and summarized without manual review. Figures are estimates based on recent recorded activity, are deemed reliable but not guaranteed, and should be verified with a licensed agent before making decisions. This page does not constitute an appraisal or an automated valuation of any specific property. Momentum Realty is licensed in Florida and Georgia. Equal Housing Opportunity.