Old Cutler Common
Homes for Sale in Miami-Dade County, FL
True comps, carrying-cost math, and listings before the portals.
As of October 2026, the MLS records 30 closed sales in Old Cutler Common in FL since 2012, the most recent in April 2026. Recorded prices since 2024 ran from $525,000 to $850,000 (median $695,000), on homes of 1,543 to 2,609 sq ft. At that median and Miami-Dade County's FY2025-26 rate of 17.59 mills, annual property tax runs about $12,230 ($11,510 with the full homestead exemption).
Old Cutler Common in Miami-Dade County is a thin data market right now. Our snapshot as of July 2026 shows just two closings in the tracked window, which is not enough volume to draw a reliable median price or a clear trend line. Anyone telling you they know exactly where this market sits on a week-to-week basis is overstating what the data supports.
For a buyer or seller, that thinness cuts both ways. A seller cannot lean on recent comps to justify a number, and a buyer cannot assume a discount or a premium is baked in. Pricing here has to be built from individual condition, lot, and configuration rather than from a pattern of sales, because right now there is no pattern.
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 OLD CUTLER COMMON 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
Old Cutler Common sits in Miami-Dade County with very limited recent MLS closing activity, and no community amenities have been identified from current listings, so this reads more as a quiet, low-turnover pocket than an actively amenitized development.
MIAMI REALTORS sales records identify 42 homes in OLD CUTLER COMMON that have changed hands since 2009, built between 1983 and 2012 (median 1985), with a median living area of about 1,767 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 Old Cutler Common is best for.
Best for
- A buyer comfortable evaluating a home on its own condition and location rather than on recent comparable sales.
- A seller prepared to price based on a documented, line-by-line case rather than a visible market trend.
- A buyer or investor doing a longer-term hold who is not dependent on near-term resale comps.
Probably not for
- A buyer who wants a confirmed amenities package and needs that verified before touring.
- A seller expecting a fast, comp-driven pricing conversation based on recent closings.
- A buyer who wants statistically reliable trend data before committing to an offer.
The market around Old Cutler Common
Old Cutler Common is too small for its own price trend, so here is the market around it.
In ZIP 33175, 151 homes are on the market and 30% 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 33175, 282 homes closed in the last 12 months at a median of $650K ($416/sq ft), up 3.6% year over year, with a median 48 days on market. Right now 146 active and 42 pending listings put supply at about 27.8 months — a buyer's market. See the live ZIP 33175 housing market and the Miami-Dade County market.
ZIP and county figures describe the wider market, not Old Cutler Common specifically. Momentum Research analysis of MLS records.
The Old Cutler Common buying strategy.
If we were buying in Old Cutler Common 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 Old Cutler Common.
A market with too few data points to generalize
With only two closings captured in the current window, Old Cutler Common does not behave like a community you can benchmark against monthly absorption rates or list-to-sale ratios. Each sale here is closer to a one-off event than part of a visible trend, which means every new listing has to be evaluated on its own terms.
No community amenities have surfaced from current MLS listings, which does not necessarily mean none exist, only that they are not being marketed as a selling point in the listings we can see. Buyers should verify any amenity claims directly rather than assume a standard package, and sellers should not lean on amenities language if it is not documented in the listing itself.
The location and the amenities are priced into every listing in Old Cutler Common. 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 one, the value we add is discipline: we will not manufacture a price trend out of two closings, and we will not paste in amenities that are not documented. We pull the actual listing history, verify condition and configuration line by line, and tell you plainly when the data is too thin to support a confident number either way.
Old Cutler Common 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 Old Cutler Common 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 Old Cutler Common sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Old Cutler Common, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Old Cutler Common home worth?
Get a no-obligation home value based on real comparable sales in Old Cutler Common, 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 Old Cutler Common on the map →
Should you buy in Old Cutler Common?
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 (30 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 Old Cutler Common
Development, infrastructure, retail, and school activity affecting Old Cutler Common, 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 6 miles northwest of Old Cutler Common, elsewhere in Miami-Dade County.
Source: Miami Today - 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 project is about 10 miles north of Old Cutler Common, elsewhere in Miami-Dade County.
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 about 7 miles northwest of Old Cutler Common.
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 10 miles north of Old Cutler Common.
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 12 miles north of Old Cutler Common.
Source: Miami Today - 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 9 miles north of Old Cutler Common, 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.
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Common questions about Old Cutler Common
Where is Old Cutler Common?
Old Cutler Common is a community in Miami-Dade County, Florida, ZIP 33175 / 33189.
Are there homes for sale in Old Cutler Common right now?
No active listings inside Old Cutler Common at the last feed refresh. The nearest homes for sale, with distances from the community, are shown on this page and refreshed nightly.
Does Old Cutler Common have an HOA or CDD?
No HOA is on record for Old Cutler Common 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 Old Cutler Common 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.