Groves at Old Cutler
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, Groves at Old Cutler in Palmetto Bay, FL has 1 home for sale. Over the 12 months ending 2026-11-10, 3 recorded sales closed at a median of $1,400,000, $411 per square foot, a median 55 days on market, sellers accepting 94% of original asking. At the median price and Miami-Dade County's FY2025-26 rate of 17.59 mills, annual property tax runs about $24,630 ($23,920 with the full homestead exemption).
Part of the Old Cutler master-planned community in Cutler Bay, FL — see all Old Cutler homes for sale (4 listings across 3 villages and sections in the MLS).
Last 30 days in Groves at Old Cutler: 1 new listing (median asking $1,340,000). 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.
Groves at Old Cutler prices off land and construction quality, not amenity packages — there is no clubhouse or gate roster driving value here. At a median of $461.67 per square foot, the number reflects lot size, canopy, and how recently a home has been rebuilt or renovated rather than any shared community feature.
With only three closings in the current window, this is a thin-data market — pricing conclusions should lean on comparable condition and lot characteristics more than on recent sale counts. A median of 62 days on market suggests homes here are not moving on the first weekend, which gives buyers room to negotiate on condition and gives sellers a reason to price realistically from day one.
Figures in this note are as of July 22, 2026. The live market numbers elsewhere on this page update nightly and are newer.
Groves at Old Cutler right now
🟡 Balanced market. 4.0 months of supply and 0% of the inventory already under contract put buyers and sellers on roughly even footing.Why it matters: months of supply is how long today's inventory would last at today's sales pace; under-contract share is the portion of homes for sale that already have a buyer.Momentum Research analysis of MIAMI MLS records, as of November 10, 2026. Confidence: Low (1 active and pending listings, 3 closed sales in 12 months).
What's unique here: the median sale price is about 3x the typical Miami-Dade County sale ($1.40M vs $550K, trailing 12 months, MIAMI MLS records).
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· Updated November 12, 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
Groves at Old Cutler market snapshot (as of November 10, 2026): the median sale price is about $1.40M ($411 per sq ft over the trailing 12 months of closed sales), a median 55 days on market for closed sales, and 4.0 months of supply, a balanced market.
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.
MIAMI REALTORS sales records identify 44 homes in GROVES AT OLD CUTLER that have changed hands since 2006, built between 1996 and 2003 (median 1999), with a median living area of about 3,033 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.
Old Cutler-area pricing has climbed 166% since 2012, but the current median of $1,375,000 sits on a small closings sample, so each sale carries more individual weight than in a higher-volume community.
Who Groves at Old Cutler is best for.
Best for
- Buyers with a seven-figure budget who want land and privacy over a shared amenity package
- Sellers with a recently updated home who can support the asking price with clear renovation and lot documentation
- Long-horizon buyers comfortable relying on historical appreciation trends rather than short-term comp density
Probably not for
- Buyers who need clubhouse, gym, or organized community amenities as part of the purchase decision
- Anyone requiring a fast close backed by a deep, recent comp set
- Budget-constrained buyers below the community's established price tier
Homes For Sale Right Now in Groves at Old Cutler
Live MLS inventory for Groves at Old Cutler. 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 Groves at Old Cutler 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.
The Groves at Old Cutler buying strategy.
If we were buying in Groves at Old Cutler 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 Groves at Old Cutler.
What the numbers are really saying
The 166% climb since 2012 is a long-run trend line, not a guarantee of the next sale price — it tells you the area has held and grown value over more than a decade, not what a given house will fetch this quarter. With just three closings in the tracked window, buyers should treat the median price and per-square-foot figure as directional rather than a tight comp set.
A 62-day median days-on-market, paired with a per-square-foot figure above $460, points to a market where price and presentation matter more than urgency. Homes that are updated and correctly priced still move; homes that are priced on hope tend to sit and pull the averages up.
The location and the amenities are priced into every listing in Groves at Old Cutler. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a low-volume market like this, the handful of closings that exist need to be read correctly — which comps are true apples-to-apples and which are outliers. We pull the underlying MLS detail behind each sale so you are pricing or offering against actual condition and lot comparables, not a thin average.
Groves at Old Cutler in 15 seconds.
Tools for a Groves at Old Cutler buy.
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Selling here is won on condition and pricing to real comps, not an automated estimate. The right number comes from closed Groves at Old Cutler sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Groves at Old Cutler, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
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Recently off market in GROVES AT OLD CUTLER
Homes in GROVES AT OLD CUTLER that recently left the market. Each address opens its public-record profile: county-recorded value, property taxes, the last recorded sale, community sales history, and what is for sale nearby now. 4 on record.
- 8164 SW 171st St · off market
- 8204 SW 171st St · off market
- 8209 SW 173rd Terrace · off market
- 8298 SW 173rd Ter · off market
| Location | Palmetto Bay, Miami-Dade County, FL · ZIP 33157 |
|---|---|
| Sale prices, last 12 months | $1,400,000 median across 3 closed sales · $411 per sq ft |
| Days on market (closed sales) | 55 median |
| For sale right now | 1 active, 0 pending · median asking $1,340,000 · 4.0 months of supply |
Data as of November 10, 2026. Based on information from the Southeast Florida Multiple Listing Service (SEFMLS) or from MIAMI Association of REALTORS(R) for the period 2026 through 2026. Market figures describe homes, not residents. Cite as: Momentum Realty, “Groves at Old Cutler key facts,” movewithmomentum.com/neighborhoods/groves-at-old-cutler, data as of November 10, 2026.
Every Home for Sale in Groves At Old Cutler Right Now (1)
All 1 active and pending Groves At Old Cutler listings with a detail page, newest first, refreshed twice a day from the MLS.
- 17135 SW 81st Ct · $1,340,000 · 4 bd / 3 ba · listed Nov 5, 2026 · listed by BHHS EWM Realty
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17% of homes for sale in ZIP 33157 are already under contract (under contract ÷ under contract + active listings) — a read on how much of the available inventory buyers have already claimed. Source: MLS data (2026-11-11).
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Frequently Asked Questions
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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) |
| Community market stats | MIAMI MLS closed sales, 12-month windows ending November 10, 2026 |
| Under-contract shares | MIAMI MLS records, as of 2026-11-10 |
| Historical depth | Closed-sale records back to 2026 (3 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 GROVES AT OLD CUTLER fits the bigger picture — live prices, inventory, and Momentum Scores: