Bel Aire
Homes for Sale in Cutler Bay, FL
All 75 homes for sale in Cutler Bay, FL · median $320,000 · 73 homes for sale in 33157 · Miami-Dade County homes for sale
True comps, carrying-cost math, and listings before the portals.
Photo via MIAMI MLS
As of November 2026, Bel Aire in Cutler Bay, FL has 22 homes for sale and 7 pending, asking from $629,000 to $995,000 (median $717,950). Over the 12 months ending 2026-11-10, 15 recorded sales closed at a median of $670,000, $453 per square foot, a median 67 days on market, sellers accepting 97% of original asking. Homes listed or recently sold were built 1965–1972. At the median price and Miami-Dade County's FY2025-26 rate of 17.59 mills, annual property tax runs about $11,790 ($11,070 with the full homestead exemption).
Last 30 days in Bel Aire: 12 new listings (median asking $672,400), 7 under contract right now. As of November 11, 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 Bel Aire
Live MLS inventory for Bel Aire. 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 · 23 daysTop listing
Active · 64 days
Active · 41 days
Active · 36 days
Active · 1 days
Active · 23 days
Active · 0 days
Active · 129 days
Active · 35 days
Active · 30 days
Active · 53 days
Active · 207 days
Active · 163 days
Active · 111 daysActive and pending Bel Aire listings as of 2026-11-11, 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 2026 through 2026. Tap any home to ask about it.
Bel Aire right now
🟢 Buyer-leaning market. 19.2 months of supply and 17% of the inventory already under contract give buyers above-average negotiating leverage.Why it matters: months of supply is how long today's inventory would last at today's sales pace; under-contract share is the portion of homes for sale that already have a buyer.Momentum Research analysis of MIAMI MLS records, as of November 10, 2026. Confidence: Very High (29 active and pending listings, 15 closed sales in 12 months).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
· Updated November 12, 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
Bel Aire market snapshot (as of November 10, 2026): the median sale price is about $670K ($453 per sq ft over the trailing 12 months of closed sales), a median 67 days on market for closed sales, and 19.2 months of supply, a buyer-leaning market.
In ZIP 33157 (Cutler Bay), 121 homes closed in the last 12 months at a median of $656K ($386/sq ft), with a median 47 days on market. Right now 114 active and 31 pending listings put supply at about 11.3 months — a buyer's market. See the live ZIP 33157 housing market and the Miami-Dade County market.
MIAMI REALTORS sales records identify 1,171 homes in BEL AIRE that have changed hands since 2005, built between 1951 and 2006 (median 1969), with a median living area of about 1,828 sq ft and a typical 3-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.
The setting & the homes.
Aerial and on-site photos of Bel Aire. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
Bel AireBel AireBel AireBel AireBel AireBel AireBel AireBel AirePhotos from MIAMI MLS listings in Bel Aire; content deemed reliable but not guaranteed.
The Bel Aire buying strategy.
If we were buying in Bel Aire 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.
Use your leverage. With inventory sitting, there is room to negotiate on anything dated or overpriced and to ask for repairs or a rate buydown.
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 Bel Aire.
A closer look at the Bel Aire market
At a median of $453 per square foot, Bel Aire prices sit in a fairly defined band, so condition and updates — more than the list price — tend to separate one home from the next.
Inventory runs at 19.2 months of supply, a buyer-leaning market. Homes that do trade take a median 67 days on market, useful leverage on any listing that has lingered.
The location and the amenities are priced into every listing in Bel Aire. The deal is won or lost on condition, the comps, and the renovation math.
Tools for a Bel Aire 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 Bel Aire sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Bel Aire, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Bel Aire home worth?
Get a no-obligation home value based on real comparable sales in Bel Aire, 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 →
Recently off market in BEL AIRE
Homes in BEL AIRE that recently left the market. Each address opens its public-record profile: county-recorded value, property taxes, the last recorded sale, community sales history, and what is for sale nearby now. 17 on record.
- 18044 SW 89th Pl · off market
- 18451 SW 90th Ave · off market
- 18543 SW 91st Ave · off market
- 18608 SW 93rd Pl · off market
- 18920 SW 92nd Ct · off market
- 19225 Bel Aire Dr · off market
- 19762 Bel Aire Drive · off market
- 20020 Bel Aire Dr · off market
| Location | Cutler Bay, Miami-Dade County, FL · ZIP 33157, 33189 |
|---|---|
| Home types (current listings and sales) | singlefamilyresidence 100% |
| Sale prices, last 12 months | $670,000 median across 15 closed sales · $453 per sq ft |
| Days on market (closed sales) | 67 median |
| For sale right now | 24 active, 5 pending · median asking $717,950 · 19.2 months of supply |
Data as of November 10, 2026. Based on information from the Southeast Florida Multiple Listing Service (SEFMLS) or from MIAMI Association of REALTORS(R) for the period 2026 through 2026. Market figures describe homes, not residents. Cite as: Momentum Realty, “Bel Aire key facts,” movewithmomentum.com/neighborhoods/bel-aire, data as of November 10, 2026.
Every Home for Sale in Bel Aire Right Now (29)
All 29 active and pending Bel Aire listings with a detail page, newest first, refreshed twice a day from the MLS.
- 9390 SW 190th St · $750,000 · 4 bd / 2 ba · listed Nov 11, 2026 · listed by BHHS EWM Realty
- 9164 SW 181st Ter · $665,000 · 3 bd / 2 ba · listed Nov 6, 2026 · listed by Real Estate Sales Force
- 19202 SW 99th Ave · $650,000 · 3 bd / 3 ba · listed Nov 5, 2026 · listed by Keller Williams Realty Premier Properties
- 18581 SW 94th Ave · $635,000 · 3 bd / 2 ba · listed Nov 4, 2026 · listed by Miami Portfolio Collection
- 9852 SW 196th St · $629,900 · 4 bd / 2 ba · listed Oct 31, 2026 · listed by Best American Realty Corp
- 9261 SW 183rd Ter · $995,000 · 5 bd / 3 ba · listed Oct 16, 2026 · listed by The Lab Realty Group, LLC
- 9121 SW 184th Ter · $629,000 · 4 bd / 2 ba · listed Oct 14, 2026 · listed by Kariza Capital Realty, LLC
- 18557 SW 93rd Pl · $699,000 · 3 bd / 2 ba · pending · listed Oct 13, 2026 · listed by Florida Realty of Miami Corp
- 9990 Marlin Rd · $760,000 · 5 bd / 3 ba · listed Oct 10, 2026 · listed by Compass Florida, LLC
- 9980 Marlin Rd · $569,000 · 3 bd / 2 ba · pending · listed Oct 10, 2026 · listed by Cutler Realty, Inc.
- 10198 SW 203rd Ter · $739,000 · 3 bd / 2 ba · listed Oct 9, 2026 · listed by Flat Fee Florida Realty LLC
- 9982 SW 196th St · $615,000 · 3 bd / 2 ba · pending · listed Oct 9, 2026 · listed by Realty One Group Evolution
- 17881 SW 91st Ave · $829,900 · 3 bd / 2 ba · listed Oct 3, 2026 · listed by The Keyes Company
- 9971 SW 197th St · $674,900 · 3 bd / 2 ba · listed Oct 2, 2026 · listed by Anchor Realty of FL, LLC.
- 19115 Bel Aire Dr · $776,000 · 4 bd / 2 ba · listed Sep 19, 2026 · listed by Southeast Real Estate Advisors Inc.
- 19780 SW 101st Ave · $659,000 · 4 bd / 2 ba · listed Sep 19, 2026 · listed by La Costa Homes Realty
- 18101 SW 92nd Ave · $735,900 · 3 bd / 2 ba · listed Sep 17, 2026 · listed by Grand Floridian Realty Inc
- 18225 SW 94th Ave · $669,900 · 3 bd / 2 ba · listed Sep 11, 2026 · listed by The Keyes Company
- 18054 SW 92nd Ct · $774,900 · 3 bd / 2 ba · listed Sep 10, 2026 · listed by Goldpen Realty Group
- 18124 SW 92nd Ct · $749,000 · 3 bd / 2 ba · listed Sep 10, 2026 · listed by A'Costa Del Sol Group
- 9241 SW 183rd Ter · $849,000 · 4 bd / 2 ba · listed Sep 1, 2026 · listed by Redfin Corporation
- 9771 Bel Aire Dr · $795,000 · 4 bd / 2 ba · pending · listed Sep 1, 2026 · listed by EXP Realty, LLC
- 9780 Bel Aire Dr · $825,000 · 5 bd / 3 ba · pending · listed Aug 31, 2026 · listed by EXP Realty, LLC
- 18103 SW 93rd Avenue · $749,895 · 3 bd / 2 ba · listed Aug 13, 2026 · listed by Luxe Properties
- 9837 SW 194th St · $700,000 · 3 bd / 2 ba · listed Aug 13, 2026 · listed by Lifestyle International Realty
- 18645 SW 90th Ave · $699,000 · 3 bd / 2 ba · listed Aug 13, 2026 · listed by BHHS EWM Realty
- 19120 Bel Aire Dr · $699,000 · 3 bd / 2 ba · listed Aug 13, 2026 · listed by JFA Realty Co
- 18133 SW 93rd Ave · $740,000 · 3 bd / 4 ba · pending · listed Aug 13, 2026 · listed by Avanti Way Brickell
- 9412 SW 184th Ter · $670,000 · 4 bd / 2 ba · pending · listed Aug 13, 2026 · listed by Brown Harris Stevens
More Cutler Bay home searches
- All homes for sale in Cutler Bay, FL
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- Homes from $300K to $500K in Cutler Bay
- Cutler Bay home values: what is my house worth?
- ZIP 33157 housing scorecard
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Streets in this community
Street-level pages: every home on record, what sold and what is for sale on each street.
- SW 203Rd Terrace (3 homes on record)
- SW 203Rd Terrace (2 homes on record)
Recent Developments in Bel Aire
Development, infrastructure, retail, and school activity affecting Bel Aire, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated October 2026.
- October 2026Development
Casa Bella Residences opens at 1400 Biscayne Boulevard in Downtown Miami
Related Group and Alta Developers completed the 56-story, 650-foot tower with 319 residences, including 10 penthouses. Closings are underway and first residents have moved in, with more than 90 percent of homes reported under contract. Construction began in November 2023.
What it may mean for the marketAdds 319 completed homes to the downtown Biscayne corridor, close to existing transit, offices and dining. The site is about 3 miles northeast of Bel Aire.
Source: Florida YIMBY - October 2026Builder Activity
Swire Properties breaks ground on Residences at Mandarin Oriental, Miami on Brickell Key
Swire Properties started construction at 500 Brickell Key Drive and 750 Claughton Island Drive on two towers, 66 stories (850 feet) and 33 stories (426 feet). The project includes 326 residences and a 121-room hotel, with Moss as general contractor and completion scheduled for 2030.
What it may mean for the marketAdds multi-year construction activity and future hotel and residential supply on Brickell Key, near the Brickell employment core. The site is about 2 miles northeast of Bel Aire.
Source: Florida YIMBY - October 2026Development
Sweetbird North breaks ground at 95 NE 40th Street in the Miami Design District
Miami Design District Associates and Raycliff Capital began an eight-story, 120,500 square foot building with more than 92,000 square feet of office and about 22,500 square feet of retail. Atria Health and Research Institute leased about 55,000 square feet and 26North will also join. Completion is expected in early 2028.
What it may mean for the marketAdds office space and ground-floor retail in the Design District, increasing nearby daytime employment and shopping options. The site is about 4 miles north of Bel Aire.
Source: Florida YIMBY - 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 2 miles northeast of Bel Aire.
Source: Local 10 News - 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 site is about 2 miles northeast of Bel Aire.
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 site is less than a mile northeast of Bel Aire.
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.
24% of homes for sale in Bel Aire 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 (2026-11-12).
What it really costs to own in Bel Aire
The parts of the monthly number a mortgage calculator leaves out, from the tax roll, the MLS, Citizens and FEMA. Property facts only.
| Property tax | Current owners' bills run a median of $5,639/yr across 29 listings here (MLS tax records, 2026-11-12). |
|---|---|
| Home and flood insurance | The average Citizens Property Insurance premium in Miami-Dade County is $1,891/yr (56,357 policies, Citizens detail by county, April 2026); private-market quotes depend on roof age, wind mitigation and construction. |
| Roof and age | Median build year 1969 across 29 listings. An original roof here would be about 57 years old; under Florida's 2022 reform (SB 2-D) carriers may require an inspection past 15 years, so budget for a roof report, and for replacement where it fails. |
Email me new listings in Bel Aire
One e-mail a day, only when a home lists here, with price, beds, baths and a link to every listing. Straight from the MLS feed; no account needed.
Ask an agent about Bel Aire
Have a question about the homes, fees, rules or commute here? A Momentum agent who works Bel Aire will answer, and the answer is published on this page for the next buyer.
Frequently Asked Questions
What is the median home price in Bel Aire?
How long do homes in Bel Aire take to sell?
Is Bel Aire a buyer's or seller's market right now?
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Where is Bel Aire, and what county is it in?
Is Bel Aire a good place to live?
Data sources & freshness
| Live listings | MIAMI MLS, refreshed twice daily (last: November 11, 2026) |
| Community market stats | MIAMI MLS closed sales, 12-month windows ending November 10, 2026 |
| Under-contract shares | MIAMI MLS records, as of 2026-11-10 |
| Historical depth | Closed-sale records back to 2026 (15 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.
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See how BEL AIRE fits the bigger picture — live prices, inventory, and Momentum Scores: