LAKES BY THE BAY EVE REPL
Homes for Sale in Cutler Bay, FL
True comps, carrying-cost math, and listings before the portals.
Market Heat
Photo via miami
Lakes By The Bay Eve Repl is pricing around a $400,000 median, working out to roughly $259 a square foot, with only 5 closings in the current window. That's a thin enough sample that any single sale — a renovation, a lot size, a motivated seller — can swing the median more than it would in a higher-volume community. Treat the number as a directional signal, not a precise ceiling or floor.
Days on market sits at 32, and year-over-year pricing is essentially flat, down about a tenth of a percent. Combined with a market heat score of 31, this reads as a slow-moving, buyer-neutral environment right now — homes aren't sitting for months, but they aren't moving fast enough to suggest competitive bidding either. Sellers should price to the comparable data rather than to expectation, and buyers have some room to negotiate on terms.
LAKES BY THE BAY EVE REPL right now
🟡 Off the recent peak. The trailing-12-month median ($400K) is down 0.1% from the prior 12 months ($400K). With about 5 sales a year, a single closing can swing this number, so read the level and the decade, not one year's move.Momentum Research, record-level miami closed sales, 12-month windows ending July 20. Confidence: Low (5 and 3 sales in the two windows).
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Updated July 20, 2026 · Live data: miami, refreshed twice daily · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
The 60-Second Overview
LAKES BY THE BAY EVE REPL market snapshot (as of July 20, 2026): the median sale price is about $400K ($259 per sq ft over the trailing 12 months of closed sales), and a median 32 days on market for closed sales. The trailing-12-month median is down 0% from the prior 12 months, computed from record-level miami closed sales (5 closings in the current window).
This is a lower-volume corner of the Miami-Dade market, where pricing is set more by the condition and specifics of each individual sale than by broad neighborhood momentum.
The setting & the homes.
Aerial and on-site photos of LAKES BY THE BAY EVE REPL. Swipe to explore the community.
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LAKES BY THE BAY EVE REPLPhotos from miami listings in LAKES BY THE BAY EVE REPL; content deemed reliable but not guaranteed.
Who LAKES BY THE BAY EVE REPL is best for.
Best for
- Buyers targeting a purchase near the $400K range who are comfortable evaluating a specific home on its own merits.
- Sellers prepared to price based on recent comparable sales rather than broader trend momentum.
- Buyers or investors who don't require shared community amenities as part of the value equation.
Probably not for
- Buyers who want a large, well-documented sales history to validate pricing before making an offer.
- Anyone specifically shopping for a community with established recreational or shared amenities.
- Sellers expecting rapid, competitive-bidding conditions given the current low market heat score.
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending July 20 of each year, from record-level miami closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($400K) IS the median in the snapshot above, and the move from 2025 ($400K) IS the -0.1% one-year change.
Windows contain 0 to 7 sales each (5 in the current window); every figure carries its sample size, and thin markets swing on single closings. Based on information from the Southeast Florida Multiple Listing Service (SEFMLS) or from MIAMI Association of REALTORS(R) for the period 2017 through 2026. Deemed reliable but not guaranteed.
LAKES BY THE BAY EVE REPL Market Scorecard
LAKES BY THE BAY EVE REPL is currently a balanced market., and homes go under contract in about 19 days.
Go deeper: ZIP market scorecard · county scorecard · true cost calculator · affordability calculator.
Live data: miami, refreshed twice daily. Market metrics only; these describe homes for sale and recent sales, not residents.
Homes For Sale Right Now in LAKES BY THE BAY EVE REPL
Live MLS inventory for LAKES BY THE BAY EVE REPL. 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 LAKES BY THE BAY EVE REPL listings as of 2026-08-19, 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 2017 through 2026. Tap any home to ask about it.
The LAKES BY THE BAY EVE REPL buying strategy.
If we were buying in LAKES BY THE BAY EVE REPL 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 LAKES BY THE BAY EVE REPL.
A market defined by low volume, not low interest
With just 5 closings in the current window, Lakes By The Bay Eve Repl isn't generating enough transaction volume to support the kind of tight, predictable pricing bands you'd see in a busier community. The $259 median price per square foot is a useful benchmark, but it's built on a small set of sales, so buyers and sellers should lean on a direct comparable analysis for any specific home rather than the aggregate figure alone.
A median of 32 days on market and a flat year-over-year trend suggest a market that isn't under pressure in either direction. No community amenities are identified in current MLS listings, which means the value proposition here is likely tied to the home and lot itself rather than shared recreational features — worth confirming directly for any property under consideration.
The location and the amenities are priced into every listing in LAKES BY THE BAY EVE REPL. 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 median price and days-on-market figures only tell part of the story — we pull the actual comparable sales behind those numbers so you're not negotiating off an average built from five transactions. That matters whether you're pricing a listing to sell or making an offer you don't want to overpay on.
LAKES BY THE BAY EVE REPL in 15 seconds.
HOA, CDD & Fees
- Mandatory HOA — confirm current dues
- 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 LAKES BY THE BAY EVE REPL 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 LAKES BY THE BAY EVE REPL sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in LAKES BY THE BAY EVE REPL, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your LAKES BY THE BAY EVE REPL home worth?
Get a no-obligation home value based on real comparable sales in LAKES BY THE BAY EVE REPL, 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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Frequently Asked Questions
What is the median home price in LAKES BY THE BAY EVE REPL?
How long do homes in LAKES BY THE BAY EVE REPL take to sell?
Do cash buyers compete in LAKES BY THE BAY EVE REPL?
Who is the best real estate agent for LAKES BY THE BAY EVE REPL?
How do I find a top Cutler Bay real estate agent who knows LAKES BY THE BAY EVE REPL?
Can Momentum Realty connect me with an agent for LAKES BY THE BAY EVE REPL?
Should you buy in LAKES BY THE BAY EVE REPL?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Community market stats | miami closed sales, 12-month windows ending July 20, 2026 |
| Under-contract shares | miami records, as of 2026-07-18 |
| Historical depth | Closed-sale records back to 2017 (46 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 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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