Cutler South
Homes for Sale in Palmetto Bay, FL
All 15 homes for sale in Palmetto Bay, FL · median $315,000 · 70 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, Cutler South First Addn in Palmetto Bay, FL has 1 home for sale. As of November 2026, the MLS records 1 closed sale in Cutler South First Addn in Palmetto Bay, FL, the most recent in July 2026. Across Palmetto Bay as a whole, 25 homes closed in the last 12 months at a median of $1,250,000, 68 median days on market, with 9 homes for sale today. At that median and Miami-Dade County's FY2025-26 rate of 17.59 mills, annual property tax runs about $21,990 ($21,280 with the full homestead exemption).
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.
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, 237 homes are on the market and 17% are under contract — a slower corner of Palmetto Bay.
Across Miami-Dade County, 14,507 homes are active and 2,241 pending (13% under contract).
In ZIP 33157 (Palmetto 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.
ZIP and county figures describe the wider market, not Cutler South specifically. Momentum Research analysis of MLS records.
Homes For Sale Right Now in Cutler South
Live MLS inventory for Cutler South. 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 Cutler South listings as of 2026-11-13, 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 Cutler South First Addn Right Now (1)
All 1 active and pending Cutler South First Addn listings with a detail page, newest first, refreshed twice a day from the MLS.
- 7605 SW 179th Ter · $1,649,000 · 5 bd / 3 ba · listed Oct 2, 2026 · listed by Luxe Properties
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.
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
| Live listings | MIAMI MLS, refreshed twice daily (last: November 13, 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.
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 November 2026.
- October 2026Development
Homestead lands aerospace tenants building on spaceport designation
AST SpaceMobile has expanded satellite manufacturing into Homestead, and Global Engine Stands signed a 10-year lease for 35,000 SF at the Park of Commerce. The park has about 500,000 SF of available industrial space and nearly 500,000 SF more recently approved. The mayor said other prospects have discussed bringing several hundred jobs.
What it may mean for the marketAerospace and aviation tenants add industrial employment options in South Dade and put more of the Park of Commerce's space into use. The project is about 10 miles southwest of Cutler South First Addn, elsewhere in Miami-Dade County.
Source: Miami Today - October 2026Parks & Amenities
Coral Gables extends Art Cinema lease and moves toward Aragon Avenue expansion
The commission extended the cinema operators' lease by five years, to September 2035, and directed staff to pursue West Construction at about $1.24M for the expansion. The project converts a storefront at 240 Aragon Ave. into a 92-seat theater with a lobby and cafe. The city had earlier provided $450,000.
What it may mean for the marketThe expansion adds a cultural and cafe destination to the Miracle Mile and Aragon Avenue area downtown. The project is about 12 miles northeast of Cutler South First Addn, elsewhere in Miami-Dade County.
Source: Miami Today - October 2026Schools
Nonprofit buys Lapis student housing near FIU in Sweetwater for $168.5M
The Affordable Housing Preservation Corp. bought the 21-story, 293-unit Lapis at 795 SW 110th Ave., financed with bonds issued through the Public Finance Authority. Once the bonds are repaid, FIU can take ownership at no cost, and net cash flow is planned to fund free housing scholarships for eligible students. The deal includes a payment in lieu of taxes agreement with Sweetwater.
What it may mean for the marketThe building adds a university-linked housing option with about 1,086 beds near the FIU campus, easing demand on nearby rental housing. The project is about 10 miles north of Cutler South First Addn, elsewhere in Miami-Dade County.
Source: Bisnow - October 2026Infrastructure
Ross and Soffer drop plans for Miami International Airport hotel after FAA rejection
The developers abandoned a 451-room Westin-branded hotel on a 1.8-acre airport site after the FAA said the design created a radar blind spot, and a shorter redesign was also rejected. The county plans to end the 50-year ground lease within about a month and speed up a new request for proposals.
What it may mean for the marketA new proposal round could still bring the airport's first new hotel in over 60 years, but the timing of on-site lodging and jobs is now uncertain. The project is about 13 miles northeast of Cutler South First Addn, elsewhere in Miami-Dade County.
Source: Bisnow - 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
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. A Momentum agent can 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: