Black Creek Villas
Homes for Sale in Cutler Bay, FL
All 65 homes for sale in Cutler Bay, FL · median $310,000 · 26 townhomes for sale in Cutler Bay · 65 homes for sale in 33190 · Miami-Dade County homes for sale
True comps, carrying-cost math, and listings before the portals.
Photo via MIAMI MLS
As of November 2026, Black Creek Villas in Cutler Bay, FL has 2 homes for sale. As of November 2026, the MLS records 1 closed sale in Black Creek Villas in Cutler Bay, FL, the most recent in September 2026. Across Cutler Bay as a whole, 106 homes closed in the last 12 months at a median of $560,000, 51 median days on market, with 123 homes for sale today. At that median and Miami-Dade County's FY2025-26 rate of 17.59 mills, annual property tax runs about $9,850 ($9,140 with the full homestead exemption).
Last 30 days in Black Creek Villas: 2 new listings (median asking $393,495). 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.
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.
Figures in this note are as of July 22, 2026. The live market numbers elsewhere on this page update nightly and are newer.
The 60-Second Overview
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.
MIAMI REALTORS sales records identify 59 homes in BLACK CREEK VILLAS that have changed hands since 2007, built between 1974 and 1999 (median 1981), with a median living area of about 1,458 sq ft and a typical 2-bedroom, 2.5-bath layout; 93% are townhomes. Source: MIAMI REALTORS closed-sale history compiled by Momentum Research; counts reflect homes with a recorded MLS sale, not every home in the community.
Pre-construction details are compiled from public records, builder announcements and builder listings, and are subject to change without notice; figures are deemed reliable but not guaranteed. Momentum Research figures are our own analysis. This page describes homes, pricing and community attributes, not residents.
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
The market around Black Creek Villas
Black Creek Villas is too small for its own price trend, so here is the market around it.
In ZIP 33190, 82 homes are on the market and 17% are under contract — a slower corner of Cutler Bay.
Across Miami-Dade County, 14,507 homes are active and 2,241 pending (13% under contract).
In ZIP 33190 (Cutler Bay), 40 homes closed in the last 12 months at a median of $510K ($295/sq ft), with a median 51 days on market. Right now 44 active and 8 pending listings put supply at about 13.2 months — a buyer's market. See the live ZIP 33190 housing market and the Miami-Dade County market.
ZIP and county figures describe the wider market, not Black Creek Villas specifically. Momentum Research analysis of MLS records.
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 2026-11-11, 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.
Every Home for Sale in Black Creek Villas Right Now (2)
All 2 active and pending Black Creek Villas listings with a detail page, newest first, refreshed twice a day from the MLS.
- 22334 SW 103rd Court · $387,990 · 3 bd / 3 ba · listed Oct 12, 2026 · listed by EXP Realty LLC
- 22201 SW 103rd Ave · $399,000 · 3 bd / 3 ba · listed Oct 9, 2026 · listed by Century 21 BE3
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.
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.
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Should you buy in Black Creek Villas?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Live listings | MIAMI MLS, refreshed twice daily (last: November 11, 2026) |
| Under-contract shares | MIAMI MLS records, as of 2026-11-10 |
| Historical depth | Closed-sale records back to 2026 (1 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 BLACK CREEK VILLAS fits the bigger picture — live prices, inventory, and Momentum Scores: