Cutler Bay
Housing Market
Median sale price $560,000, with homes going under contract in about 51 days, 123 homes on the market.
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Housing Market Analyst
Inventory sits at 13.9 months of supply — heavy by the 3-to-6-month balanced benchmark, and 23% of listed homes are already under contract. sellers are still collecting 97.4% of asking. Taken together, the data leans toward buyers — leverage is real for those ready to use it.
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 buyers.
- Inventory — building over the tracked window; watch whether that holds through the season.
- Negotiating power — buyers gain ground as 23% of inventory sits under contract.
- Mortgage sensitivity — at 7.3× 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 (18 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 $560,000. Buyers are paying a median of $375 per square foot. The typical home goes under contract in about 51 days. Homes are selling for about 97.4% of their original asking price.
There are 123 active listings on the market, with 31 more already under contract. With 106 closed sales over the trailing 12 months (123 listings divided by 106 / 12), that works out to 13.9 months of supply — a buyer-leaning market by the 3-to-6-month balanced band.
Cutler Bay prices sit above the Miami-Dade County median by roughly 6%. Zillow's home value index for Miami-Dade County stands at $523,239. 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 41 of 100 — buyer's opportunity territory. This page recalculates every day as new MLS data lands, so the numbers above reflect the market as of November 12, 2026.
Where the market is heading
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
137,709 Citizens personal-lines policies in Miami-Dade County; average premium $3,351 before the 2026 change, $3,064 after (-8.6%). Citizens is the state-backed insurer of last resort; budget insurance into any Miami-Dade purchase. Source: Citizens Property Insurance Corporation, 2026 Approved Rate Changes by County (ALL PERSONAL LINES COMBINED table).
2,666 single-family · 13,869 multi-family · 6.0 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 most crowded shelf in the market. Sellers here are competing hardest — which means overpaying in this band is the most avoidable mistake in Cutler Bay right now.
The tightest band — sellers in this range hold the most leverage, and buyers should walk in with financing done and terms clean.
Buyers: ask for concessions — rate buydowns and repair credits are back on the table. Sellers: presentation and the first two weekends decide your outcome; price accordingly.
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 | $560K | 123 | 41 | |
| Miami | $550K | 2,519 | — | Open → |
| Miami Beach | $660K | 521 | — | Open → |
| Sunny Isles Beach | $615K | 451 | — | Open → |
| Aventura | $485K | 428 | — | Open → |
| Homestead | $440K | 425 | — | Open → |
Neighborhoods on the move
| BEL AIRECutler Bay | $670K | 24 |
| CUTLER CAYCutler Bay | $1.01M | 21 |
| LAKES BY THE BAYCutler Bay | $510K | 16 |
| CUTLER RIDGECutler Bay | $560K | 11 |
| WHISPERING PINES ESTATESCutler Bay | $700K | 8 |
| WHISPERING PINES ESTATESCutler Bay | $700K | 12 days |
| CUTLER RIDGECutler Bay | $560K | 29 days |
| LAKES BY THE BAYCutler Bay | $510K | 53 days |
| BEL AIRECutler Bay | $670K | 67 days |
Cutler Bay ZIP codes
Most active communities
More on Cutler Bay
Put this data to work
Cutler Bay guides & data
Everything we publish about Cutler Bay: live listings by type, prices and market data, taxes, insurance and what it costs to live here.
The questions people actually ask
Should I buy a house in Cutler Bay right now?
The data says conditions currently favor buyers in Cutler Bay — the Momentum Score reads 41/100 with 13.9 months of supply. 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.
Which Cutler Bay neighborhoods are most competitive?
Measured by speed of sale, the fastest-moving tracked communities right now are WHISPERING PINES ESTATES (12 days); CUTLER RIDGE (29 days); LAKES BY THE BAY (53 days) — homes there go under contract well ahead of the market-wide pace of 51 days.
How does Cutler Bay compare to the rest of Miami-Dade County?
Cutler Bay's median of $560,000 runs 6% above the county-wide median of $530,000, and homes here take 51 days to go under contract versus 70 county-wide.
Cutler Bay housing market FAQ
How is the housing market in Cutler Bay right now?
As of November 12, 2026, the Cutler Bay housing market favors buyers: the median sale price is $560,000, 123 homes are for sale against 106 sales in the last 12 months, which is 13.9 months of supply, and the typical home goes under contract in about 51 days.
How much is a house in Cutler Bay?
The median home sold for $560,000 in Cutler Bay over the last 12 months, about $375 per square foot; asking prices on the 123 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 97.4% of asking price and going under contract in about 51 days with 13.9 months of supply. Under three months of supply generally favors sellers, three to six is balanced, and over six favors buyers. 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 median home price in Cutler Bay?
The median sale price in Cutler Bay is currently $560,000, based on MLS sales data updated November 12, 2026.
Is Cutler Bay a buyer's or seller's market right now?
The data currently favors buyers. Cutler Bay scores 41 of 100 on the Momentum Score, with 13.9 months of housing supply. 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 51 days, per current MLS data.
How many homes are for sale in Cutler Bay?
There are approximately 123 active listings in Cutler Bay as of November 12, 2026.
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 the MLS listing counts from the last data refresh (date below); 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: November 12, 2026 at 5:37 PM 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.
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