Black Creek Villas
Homes for Sale in Cutler Bay, FL
True comps, carrying-cost math, and listings before the portals.
Photo via MIAMI MLS
Over the 12 months ending 2026-07-20, 7 recorded sales closed at a median of $340,000, $233 per square foot, a median 45 days on market, sellers accepting 96% of original asking (+0% versus the prior year). At the median price and Miami-Dade County's FY2025-26 rate of 17.59 mills, annual property tax runs about $5,980 ($5,270 with the full homestead exemption).
Black Creek Villas is posting a median price of $340,000 on a median price per square foot of $233.20, with a year-over-year change flat at 0.0%. That flatness, paired with only seven closings in the current window, tells you this is a thin-data market right now — pricing here should be read as a directional signal, not a precise curve.
A median 45 days on market puts this community past the quick-turn stage but not into stale-listing territory. For sellers, that means pricing at or near recent comparable levels and expecting a real evaluation period rather than a bidding sprint. For buyers, it means there's room to negotiate on condition and terms without the urgency that a faster-moving market would impose.
Black Creek Villas right now
🟡 Still climbing. The trailing-12-month median ($340K) is up 0.0% from the prior 12 months ($340K). With about 5 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 July 20. Confidence: Low (7 and 5 sales in the two windows).
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Updated July 20, 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
Black Creek Villas market snapshot (as of July 20, 2026): the median sale price is about $340K ($233 per sq ft over the trailing 12 months of closed sales), and a median 45 days on market for closed sales. The trailing-12-month median is up 0% from the prior 12 months, computed from record-level MIAMI MLS closed sales (7 closings in the current window).
Black Creek Villas sits in Miami-Dade County with pricing and pace data reflecting a small, closely watched pool of recent sales rather than a high-volume track record — worth keeping in mind when weighing any single data point too heavily.
Who Black Creek Villas is best for.
Best for
- Buyers targeting a purchase near the $340,000 median who are comfortable doing extra diligence given the limited closing count
- Sellers prepared for a marketing period in the neighborhood of 45 days rather than a fast sale
- Buyers or investors who want to confirm amenities and condition directly rather than rely on a listing summary
Probably not for
- Buyers who want a long track record of comparable sales before committing to an offer
- Sellers expecting a rapid, high-competition sale based on strong recent price momentum
- Anyone assuming specific community amenities exist without confirming them first
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending July 20 of each year, from record-level MIAMI MLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($340K) IS the median in the snapshot above, and the move from 2025 ($340K) IS the +0.0% one-year change.
Windows contain 0 to 12 sales each (7 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 2013 through 2026. Deemed reliable but not guaranteed.
The real cost & risk here
Before the list price, the Florida math the portals skip. These are Miami-Dade County typicals — your exact home, flood zone, and insurance quote will vary, so verify each before you offer.
Check it for your address: look up your flood zone (FEMA) · insurance by county · true-cost calculator · Miami-Dade County scorecard.
County typicals from Momentum’s Florida housing data (Zillow & Realtor.com aggregates, Census, FRED), updated monthly; insurance modeled. Flood zone is property-specific — always confirm via FEMA.
BLACK CREEK VILLAS Market Scorecard
BLACK CREEK VILLAS is currently a thin data market. Limited supply, a median asking price of $377,000, and homes go under contract in about 78 days.
Typical home value in the 33190 ZIP is $436,607, about 15.2% above the Florida norm (Zillow Home Value Index).
Go deeper: ZIP market scorecard · county scorecard · true cost calculator · affordability calculator.
Live data: realMLS, refreshed twice daily. Typical value: Zillow Research. Market metrics only; these describe homes for sale and recent sales, not residents.
Homes For Sale Right Now in Black Creek Villas
Live MLS inventory for Black Creek Villas. 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 Black Creek Villas listings as of 2026-09-09, 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 2013 through 2026. Tap any home to ask about it.
The Black Creek Villas buying strategy.
If we were buying in Black Creek Villas 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 Black Creek Villas.
Reading a Thin-Volume Market
With seven closings feeding the current snapshot, Black Creek Villas doesn't yet have the sales depth to support fine-grained price segmentation. The median of $340,000 and price per square foot of $233.20 are useful anchors, but a single unusual sale can move both meaningfully in a pool this size — treat any per-square-foot comparison as a starting point for due diligence, not a final number.
The community's listing data doesn't currently identify formal amenities. That's not necessarily a statement about what exists on the ground — it means the active MLS records for this window don't surface amenity details, so this is a line item to confirm directly with a listing or through a property visit rather than assume either way.
The location and the amenities are priced into every listing in Black Creek Villas. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a market with this few closings, the difference between a fair price and an overreach often comes down to knowing which of those seven sales are truly comparable. We pull the underlying listing detail — condition, lot, updates — rather than relying on the median alone, and we tell clients directly when the data is too thin to support a confident number.
Black Creek Villas in 15 seconds.
HOA, CDD & Fees
- HOA status not on record. Verify any dues before you offer
- Any club/amenity membership is billed separately
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 Black Creek Villas 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 Black Creek Villas sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Black Creek Villas, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Black Creek Villas home worth?
Get a no-obligation home value based on real comparable sales in Black Creek Villas, 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 homes for sale in Black Creek Villas on the map →
Frequently Asked Questions
What is the median home price in Black Creek Villas?
How long do homes in Black Creek Villas take to sell?
Do cash buyers compete in Black Creek Villas?
Who is the best real estate agent for Black Creek Villas?
How do I find a top Cutler Bay real estate agent who knows Black Creek Villas?
Can Momentum Realty connect me with an agent for Black Creek Villas?
Should you buy in Black Creek Villas?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Community market stats | MIAMI MLS closed sales, 12-month windows ending July 20, 2026 |
| Under-contract shares | MIAMI MLS records, as of 2026-07-18 |
| Historical depth | Closed-sale records back to 2013 (56 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 your area comps.
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More Cutler Bay & Miami & Miami-Dade County guides
Compare before you commit - every guide covers pricing, HOA/CDD, insurance posture, and fit. Browse all of Miami & Miami-Dade County or the full Neighborhood Finder.
See how BLACK CREEK VILLAS fits the bigger picture — live prices, inventory, and Momentum Scores: