Old Cutler Creek
Homes for Sale in Palmetto Bay, FL
All 15 homes for sale in Palmetto Bay, FL · median $315,000 · Miami-Dade County homes for sale
True comps, carrying-cost math, and listings before the portals.
Photo via MIAMI MLS
As of November 2026, Old Cutler Creek in Palmetto Bay, FL has 1 home for sale. As of November 2026, the MLS records 1 closed sale in Old Cutler Creek in Palmetto Bay, FL, the most recent in September 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).
Old Cutler Creek is trading at a median of $1,560,000 with price per square foot near $644.69, and the year-over-year change of 12% suggests values have moved up meaningfully from where they sat a year ago. With only 4 closings in the current window, that trend line should be read as directional rather than statistically firm — a handful of sales can swing both the median and the per-square-foot figure quickly here.
A median 62 days on market, paired with a market heat score of 59, points to a market that isn't moving urgently in either direction. Sellers priced realistically are finding buyers, but nothing suggests homes are being snapped up on day one. For buyers, that gives room to negotiate and inspect carefully rather than compete on speed.
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
Old Cutler Creek sits in the higher end of the Miami-Dade single-family market, with pricing well above area medians and a sales pace that reflects a smaller, lower-turnover pocket of the county rather than a high-volume subdivision.
MIAMI REALTORS sales records identify 62 homes in OLD CUTLER CREEK that have changed hands since 2006, built between 1988 and 1990 (median 1989), with a median living area of about 2,940 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 Old Cutler Creek is best for.
Best for
- Buyers with a budget in the $1.5M+ range looking for space and privacy over shared amenities
- Sellers who can price patiently given the moderate 62-day market pace
- Buyers comfortable evaluating homes on individual merit rather than leaning on a deep pool of recent comps
Probably not for
- Buyers who want a resort-style or amenity-rich community as part of the purchase
- Buyers needing a large inventory of active comparable listings to shop against
- Anyone expecting a fast, high-volume transaction environment based on the current closings pace
The market around Old Cutler Creek
Old Cutler Creek is too small for its own price trend, so here is the market around it.
In ZIP 33158, 26 homes are on the market and 38% are under contract — a fast-moving corner of Palmetto Bay.
Across Miami-Dade County, 14,507 homes are active and 2,241 pending (13% under contract).
In ZIP 33158 (Palmetto Bay), 58 homes closed in the last 12 months at a median of $1.25M ($543/sq ft), down 4.0% year over year, with a median 42 days on market. Right now 13 active and 6 pending listings put supply at about 2.7 months — a balanced market. See the live ZIP 33158 housing market and the Miami-Dade County market.
ZIP and county figures describe the wider market, not Old Cutler Creek specifically. Momentum Research analysis of MLS records.
Homes For Sale Right Now in Old Cutler Creek
Live MLS inventory for Old Cutler Creek. 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 Old Cutler Creek 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 Old Cutler Creek buying strategy.
If we were buying in Old Cutler Creek 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 Creek.
What the numbers are actually saying
The $644.69 per-square-foot figure combined with a $1,560,000 median points to homes with substantial square footage and lot size driving value here, more than any single shared amenity package — current MLS listings don't identify a defined community amenity set, so whatever draws buyers is the location and the homes themselves, not a clubhouse or gated recreation program.
At just 4 closings in the tracked window, this is a thin-volume market. That's normal for a smaller enclave at this price point, but it means each closing carries outsized weight on the median and DOM figures. Anyone using these numbers to price a specific listing should treat them as a starting reference point, then lean on a direct comparison of recent, comparable sales rather than the aggregate alone.
The location and the amenities are priced into every listing in Old Cutler Creek. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a market this thin on closings, the publicly available comps only tell part of the story. We track off-market activity and recent pendings in Old Cutler Creek specifically, so pricing conversations are grounded in what's actually transacting now, not a stale or oversimplified median.
Old Cutler Creek in 15 seconds.
Tools for a Old Cutler Creek 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 Creek 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 Creek, 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 Creek home worth?
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Data sources & freshness
| Live listings | MIAMI MLS, refreshed twice daily (last: November 11, 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 Old Cutler Creek
Development, infrastructure, retail, and school activity affecting Old Cutler Creek, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated November 2026.
- 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 11 miles north of Old Cutler Creek, elsewhere in Miami-Dade County.
Source: Miami Today - October 2026Market
Miami-Dade retail construction pipeline reaches 1.3M SF, highest since early 2023
Colliers data for Q3 2026 show 1.3M SF under construction across 17 developments, double the year-earlier level. Direct vacancy was 3% and triple-net asking rents hit a record $44.34 per SF. Projects include Palm Springs Square in Miami Gardens (Publix signed) and Doral Atrium, which is 95% leased with a Walmart Neighborhood Market.
What it may mean for the marketMore grocery-anchored and neighborhood retail is coming to Miami Gardens and Doral, while tight vacancy and record rents point to limited available storefront space. The project is about 12 miles north of Old Cutler Creek, 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 north of Old Cutler Creek, 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 north of Old Cutler Creek.
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 13 miles north of Old Cutler Creek.
Source: Local 10 News - 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 12 miles north of Old Cutler Creek, 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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