Old Cutler Point
Homes for Sale in Pinecrest, FL
True comps, carrying-cost math, and listings before the portals.
Photo via MIAMI MLS
As of October 2026, old cutler point in FL has 1 home for sale. As of October 2026, the MLS records 3 closed sales in old cutler point in FL since 2017, the most recent in June 2023.
Old Cutler Point does not currently show a distinct amenity package in the MLS record, which tells us the appeal here rests on the homes and lots themselves rather than a shared clubhouse, gate, or recreation package. That is worth knowing before you assume a resort-style amenity is part of the deal.
Because no amenity data is attached to current listings, pricing here is going to trace individual lot size, water access if any, renovation level, and street position rather than a community fee schedule. Treat each listing as its own case until you have walked it.
The 60-Second Overview
Old Cutler Point sits in Miami-Dade County; based on current MLS activity, no formal community amenities are identified, so the draw is the individual homes and lots rather than a shared recreational package.
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 Point is best for.
Best for
- A buyer who wants a standalone home or lot in Miami-Dade and does not need a shared amenity package
- A buyer comfortable doing individual due diligence on lot size, condition, and any private restrictions
- A buyer whose priority is location and property fundamentals over community programming
Probably not for
- A buyer set on a gated community with an active clubhouse or recreation schedule
- A buyer who wants amenity costs and rules pre-packaged and clearly disclosed at the community level
- A buyer unwilling to verify property-level details directly given the limited current listing data
The market around Old Cutler Point
Old Cutler Point is too small for its own price trend, so here is the market around it.
In ZIP 33156, 289 homes are on the market and 24% are under contract — a steady corner of Pinecrest.
Across Miami-Dade County, 15,314 homes are active and 3,367 pending (18% under contract).
In ZIP 33156, 378 homes closed in the last 12 months at a median of $1.08M ($386/sq ft), up 2.9% year over year, with a median 62 days on market. Right now 191 active and 52 pending listings — a buyer's market. See the live ZIP 33156 housing market and the Miami-Dade County market.
ZIP and county figures describe the wider market, not Old Cutler Point specifically. Momentum Research analysis of MLS records.
Homes For Sale Right Now in Old Cutler Point
Live MLS inventory for Old Cutler Point. 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 Point listings as of 2026-10-11, 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 2017 through 2023. Tap any home to ask about it.
The Old Cutler Point buying strategy.
If we were buying in Old Cutler Point 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 Point.
What the listing record actually shows
When a snapshot like this comes back with no amenities identified, it usually means one of two things: the community is a smaller, non-HOA collection of individual homes, or current listings simply have not surfaced pool, gate, or clubhouse details in the data feed. Either way, we would not market this as an amenity-driven buy without verifying directly with a current listing agent or the property records.
For a buyer, that puts the emphasis back on fundamentals: lot size and orientation, proximity to Old Cutler Road and the surrounding corridor, condition of the individual structure, and any deed restrictions that may exist outside of a formal association. None of that shows up in a market-level amenity field, so it has to be checked property by property.
The location and the amenities are priced into every listing in Old Cutler Point. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
With no amenity data populated at the community level, the useful work happens listing by listing, pulling permit history, verifying lot lines, and confirming whether any private restrictions or associations apply. That is the level of detail we run before you write an offer here.
Old Cutler Point in 15 seconds.
What it really costs to own in Old Cutler Point
The parts of the monthly number a mortgage calculator leaves out, from the tax roll, the MLS, Citizens and FEMA. Property facts only.
| HOA dues | Median $167/month across 14 MLS listings (most billed monthly; 2026-10-13). Dues cover what the documents say they cover; ask for the budget and reserve study. |
|---|---|
| Home and flood insurance | The average Citizens Property Insurance premium in Miami-Dade County is $1,891/yr (56,357 policies, Citizens detail by county, April 2026); private-market quotes depend on roof age, wind mitigation and construction. |
Ask an agent about Old Cutler Point
Have a question about the homes, fees, rules or commute here? A Momentum agent who works Old Cutler Point will answer, and the answer is published on this page for the next buyer.
HOA, CDD & Fees
- HOA dues reported around $167/month (about $2,004/yr) · median of 14 MLS listings, most billed monthly
- Any club/amenity membership is billed separately
Listings in this community report association dues of about $167 per month ($2,004 a year) — the median AssociationFee across 14 MLS records, normalised to a monthly figure; most are billed monthly. Dues change with budgets and can differ by section or product type; confirm the current figure with the association before you offer. Source: MLS listing records, 2026-10.
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 Point 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 Point 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 Point, 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 Point home worth?
Get a no-obligation home value based on real comparable sales in Old Cutler Point, 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 Point on the map →
Should you buy in Old Cutler Point?
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: October 11, 2026) |
| Under-contract shares | MIAMI MLS records, as of 2026-09-20 |
| Historical depth | Closed-sale records back to 2017 (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.
Recent Developments in Old Cutler Point
Development, infrastructure, retail, and school activity affecting Old Cutler Point, 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 site is less than a mile northwest of Old Cutler Point.
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 site is about 7 miles northeast of Old Cutler Point.
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 1 mile north of Old Cutler Point.
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 7 miles northeast of Old Cutler Point.
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 6 miles north of Old Cutler Point.
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 6 miles northeast of Old Cutler Point, 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 Point
Where is Old Cutler Point?
Old Cutler Point is a community in Miami-Dade County, Florida, ZIP 33156.
Are there homes for sale in Old Cutler Point right now?
Yes — 1 active and 0 pending listings as of the last feed refresh (twice daily). They are listed on this page.
Does Old Cutler Point have an HOA or CDD?
No HOA is on record for Old Cutler Point 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.
Every Home for Sale in Old Cutler Point Right Now (1)
All 1 active and pending Old Cutler Point listings with a detail page, newest first, refreshed twice a day from the MLS.
- 13120 Old Cutler Rd · $9,250,000 · 7 bd / 8 ba · pending · listed Jul 14, 2026 · listed by One Sotheby's International Realty
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