Cutler Homesites
Homes for Sale in Miami-Dade County, FL
True comps, carrying-cost math, and listings before the portals.
Cutler Homesites shows no recorded closings in the current MLS window, and the feed does not surface any listed community amenities. That is not a market call — it is a data gap, and it matters. Without closed sales to anchor a price conversation, anyone quoting you a number for this community right now is guessing, not analyzing.
For a seller, this means your comps have to come from outside the immediate MLS snapshot — recent activity in adjacent Miami-Dade pockets, prior sales history on the parcel, or off-market chatter an agent can track down. For a buyer, it means walking in with your own valuation work done, because there is no current transaction trail to lean on.
Figures in this note are as of July 22, 2026. The live market numbers elsewhere on this page update nightly and are newer.
Nearby homes for sale
No active listings inside CUTLER HOMESITES right now. These are the 6 closest homes on the market, by straight-line distance from the community's center; some may sit just outside its boundary.
Listing data from the MLS feeds named on each listing page; deemed reliable but not guaranteed. Refreshed nightly.
The 60-Second Overview
Cutler Homesites sits in Miami-Dade County with no closed sales showing in the current MLS snapshot and no community amenities identified from active listings, so this read is built on absence of data rather than a market trend.
MIAMI REALTORS sales records identify 18 homes in CUTLER HOMESITES that have changed hands since 2006, built between 1954 and 1995 (median 1972), with a median living area of about 2,107 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.
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 Cutler Homesites is best for.
Best for
- Buyers comfortable doing extra diligence before settling on a price, since the MLS shows no recent closings to reference.
- Sellers willing to have an agent build a custom comp set from outside the current window rather than relying on a quick market report.
- Anyone specifically targeting this Miami-Dade address for reasons unrelated to amenity packages, since none are currently listed.
Probably not for
- Buyers who want a clear, MLS-backed price range before writing an offer.
- Sellers hoping for a fast, data-driven listing price with minimal upfront research.
- Anyone assuming community amenities exist here without confirming that directly, since the current listings do not identify any.
The market around Cutler Homesites
Cutler Homesites is too small for its own price trend, so here is the market around it.
In ZIP 33157, 287 homes are on the market and 35% are under contract — a fast-moving corner of .
Across Miami-Dade County, 15,314 homes are active and 3,367 pending (18% under contract).
In ZIP 33157, 572 homes closed in the last 12 months at a median of $588K ($383/sq ft), down 1.6% year over year, with a median 52 days on market. Right now 199 active and 76 pending listings put supply at about 3.6 months — a balanced market. See the live ZIP 33157 housing market and the Miami-Dade County market.
ZIP and county figures describe the wider market, not Cutler Homesites specifically. Momentum Research analysis of MLS records.
Cutler Homesites by the numbers
From county property records and closed MLS sales for the Cutler Homesites subdivision: 19 homes on record; built 1954–1995; typical size about 2,107 heated sq ft; 3 bedrooms is the median. Housing mix: single-family 100%.
| Year | Recorded sales | Median price |
|---|---|---|
| 2018 | 1 | $581,000 |
| 2019 | 1 | $440,000 |
| 2020 | 2 | $576,250 |
| 2023 | 1 | $895,000 |
| 2024 | 1 | $1,300,000 |
| 2025 | 2 | $1,132,500 |
Newest recorded sale: $880,000 on 2025-07-14.
Recorded data as of 2026-09-12; counts cover addresses tagged to this subdivision in the public record, not every parcel. Not an appraisal.
The Cutler Homesites buying strategy.
If we were buying in Cutler Homesites 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 Cutler Homesites.
When the MLS goes quiet
A zero-closing window can mean a few different things: very low turnover, a community small enough that sales are infrequent, or simply a stretch of time between listings. The MLS feed alone cannot tell you which one applies here, and neither can we without pulling deeper records.
The same goes for amenities. 'None identified from current MLS listings' means listing agents have not tagged any community features in their remarks — it does not confirm the community lacks them. Anyone serious about this address should verify amenity status, HOA structure, and recent sales history through direct research, not assumption.
The location and the amenities are priced into every listing in Cutler Homesites. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a community with no active closing data to analyze, the value we add is not a market report — it is the legwork. We pull historical sales outside the current window, verify HOA and amenity status directly rather than trusting listing remarks, and tell you plainly when the data does not support a confident price opinion yet.
Cutler Homesites 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 Cutler Homesites 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 Cutler Homesites sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Cutler Homesites, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Cutler Homesites home worth?
Get a no-obligation home value based on real comparable sales in Cutler Homesites, 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 Cutler Homesites on the map →
Should you buy in Cutler Homesites?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Under-contract shares | MIAMI MLS records, as of 2026-09-20 |
| Historical depth | Closed-sale records back to 2012 (16 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.
Recent Developments in Cutler Homesites
Development, infrastructure, retail, and school activity affecting Cutler Homesites, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated October 2026.
- October 2026Retail & Dining
Shops at Sunset Place nears demolition for mixed-use redevelopment
The plan calls for 1,513 residences in seven towers of 12 to 33 stories, a 287-room hotel, a 1,300-seat theater, 202,462 square feet of retail and 65,892 square feet of office. Demolition is now targeted for early 2027 and a first phase around 2029. Plans estimate about $149 million in infrastructure improvements.
What it may mean for the marketReplaces a largely vacant mall with housing, hotel and street-level retail near Dadeland and the South Dade Metrorail line. The site is less than a mile southwest of Cutler Homesites.
Source: Miami Today - 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 7 miles northeast of Cutler Homesites.
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 7 miles northeast of Cutler Homesites.
Source: Florida YIMBY - September 2026Development
University of Miami agreement with Coral Gables would add a hospital of up to 100 beds
A development agreement would allow construction of a hospital with up to 100 beds on the university's Coral Gables campus, offering inpatient, outpatient and emergency care. The agreement would also reshape the campus, which includes the Gables Village residential complex of 1,458 beds slated for mid-2029. Cost, size and timeline for the hospital were not stated.
What it may mean for the marketA campus hospital would add inpatient and emergency care capacity and healthcare employment in the Coral Gables area. The site is less than a mile northwest of Cutler Homesites.
Source: Miami Today - 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 6 miles northeast of Cutler Homesites.
Source: Local 10 News - September 2026Infrastructure
County committee reviews $101 million contract for MIA North Terminal baggage screening machines
A county committee is reviewing a $101 million contract to replace 25 explosives detection machines in the North Terminal's baggage-handling system at Miami International Airport. The work would take about four and two-thirds years and be phased to limit disruption.
What it may mean for the marketBaggage system upgrades at the airport support passenger throughput and airport-related operations over several years. The site is about 6 miles north of Cutler Homesites.
Source: Miami Today
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.
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Common questions about Cutler Homesites
Where is Cutler Homesites?
Cutler Homesites is a community in Miami-Dade County, Florida, ZIP 33157.
How many homes are in Cutler Homesites?
County property records list 19 homes in Cutler Homesites, built between 1954 and 1995; the typical home is about 2,107 heated square feet.
What do homes in Cutler Homesites sell for?
Cutler Homesites has no MLS sales in the last 12 months. The most recent year with recorded sales on file is 2025 (2 sales, median $1.13M). For context, ZIP 33157 has 287 homes on the market with 35% under contract.
Are there homes for sale in Cutler Homesites right now?
No active listings inside Cutler Homesites at the last feed refresh. The nearest homes for sale, with distances from the community, are shown on this page and refreshed nightly.
Does Cutler Homesites have an HOA or CDD?
No HOA is on record for Cutler Homesites in our data. Verify dues, what they cover, and any special assessment for a specific address before you offer.
Answers are generated from county property records, MLS feeds and the figures on this page, as of the page date; deemed reliable but not guaranteed.
Nearby Communities
Explore more neighborhoods near Cutler Homesites with Momentum Realty’s local guides.
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.