Cutler South
Homes for Sale in Palmetto Bay, FL
All 15 homes for sale in Palmetto Bay, FL · median $281,999 · 53 homes for sale in 33157 · Miami-Dade County homes for sale
True comps, carrying-cost math, and listings before the portals.
Last 30 days in Cutler South: 1 new listing (median asking $1,649,000). As of October 20, 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.
CUTLER SOUTH FIRST ADDN is a thin-data community right now. The current MLS snapshot shows only two closings in the tracked window, which is too small a sample to draw a reliable price trend or set expectations around days on market. Anyone quoting a firm number for this pocket right now is overstating what the data actually supports.
With volume this light, pricing here gets set almost entirely by individual home condition and whatever comparable sales an appraiser or agent can pull from outside the immediate addition. Buyers and sellers should treat any single listing on its own merits rather than assuming it reflects a broader community trend.
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 SOUTH FIRST ADDN 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
This is a smaller, lower-turnover pocket within Miami-Dade County where recent MLS activity has been limited, and no community amenities are currently listed in the available data.
MIAMI REALTORS sales records identify 29 homes in CUTLER SOUTH that have changed hands since 2006, built between 1966 and 1992 (median 1975), with a median living area of about 3,048 sq ft and a typical 4-bedroom, 3-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 South is best for.
Best for
- A buyer targeting one particular home here and willing to have it independently evaluated on its own merits
- A seller comfortable pricing off direct comparables rather than a community-wide trend line
- An investor doing hands-on diligence who does not need aggregate market data to make a decision
Probably not for
- A buyer who wants a well-documented price history before making an offer
- Someone relying on published community amenities to guide their decision
- A seller expecting a data-backed pricing strategy based on recent local sales volume
The market around Cutler South
Cutler South 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 Palmetto Bay.
Across Miami-Dade County, 15,314 homes are active and 3,367 pending (18% under contract).
In ZIP 33157 (Palmetto Bay), 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 South specifically. Momentum Research analysis of MLS records.
The Cutler South buying strategy.
If we were buying in Cutler South 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 South.
A market too thin to generalize
Two closings in the observed window is not enough to characterize how this community trades on price, timing, or condition. Rather than force a narrative, the honest read is that CUTLER SOUTH FIRST ADDN currently sits outside the range where typical market statistics are meaningful.
No community amenities are identified from current MLS listings, which may simply reflect how listings were entered rather than an absence of features on the ground. Anyone evaluating this address should verify amenities, HOA structure, and recent comparable sales directly rather than relying on aggregate stats.
The location and the amenities are priced into every listing in Cutler South. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a community with this little recorded transaction volume, the value we add is not a canned market report, it is direct legwork: pulling actual comparable sales, confirming property-level details the MLS snapshot does not capture, and pricing or offering based on the specific home rather than a thin community average.
Cutler South 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 South 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 South sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Cutler South, 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 South home worth?
Get a no-obligation home value based on real comparable sales in Cutler South, 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 Palmetto Bay →
Should you buy in Cutler South?
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 2015 (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.
Recent Developments in Cutler South First Addn
Development, infrastructure, retail, and school activity affecting Cutler South First Addn, 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 project is about 8 miles northeast of Cutler South First Addn, elsewhere in Miami-Dade County.
Source: Miami Today - 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 about 9 miles northeast of Cutler South First Addn.
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 project is about 16 miles northeast of Cutler South First Addn, elsewhere in Miami-Dade County.
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 project is about 14 miles northeast of Cutler South First Addn, elsewhere in Miami-Dade County.
Source: Miami Today - 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 project is about 16 miles northeast of Cutler South First Addn, elsewhere in Miami-Dade County.
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 project is about 15 miles northeast of Cutler South First Addn, elsewhere in Miami-Dade County.
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.
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 local comps.
Looking to buy here? Search homes for sale →
What’s your home worth in your area?
A real valuation with real comps from a local listing agent, not an instant algorithm. Response within one business day.
See how CUTLER SOUTH FIRST ADDN fits the bigger picture — live prices, inventory, and Momentum Scores:
Email me new listings in Cutler SouthHomes for Sale
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 Cutler SouthHomes for Sale
Have a question about the homes, fees, rules or commute here? A Momentum agent who works Cutler SouthHomes for Sale will answer, and the answer is published on this page for the next buyer.
Common questions about Cutler South
Where is Cutler South?
Cutler South is a community in Palmetto Bay, Miami-Dade County, Florida, ZIP 33157.
Are there homes for sale in Cutler South right now?
No active listings inside Cutler South 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 South have an HOA or CDD?
No HOA is on record for Cutler South 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.
More Palmetto Bay home searches
- All homes for sale in Palmetto Bay, FL
- Homes for sale in Miami-Dade County, FL
- 4-bedroom homes for sale in Palmetto Bay
- Palmetto Bay home values: what is my house worth?
- ZIP 33157 housing scorecard
- 25 coming-soon communities in Miami-Dade County
Palmetto Bay guides & data
Florida buyer guides
Nearby Communities
Explore more neighborhoods near Cutler South 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.