Old Cutler Shores
Homes for Sale in Miami-Dade County, FL
True comps, carrying-cost math, and listings before the portals.
Old Cutler Shores is pricing on land and structure, not on shared amenities — the current MLS data shows nothing in the way of clubhouse, gate, or recreational infrastructure attached to these listings, so the mid-$1,025,000 median is being carried by the homes themselves and their lot positions. At $364.67 a square foot, buyers are paying for size and site, and that figure will move a lot depending on how updated a given house is relative to its neighbors.
A median of 90 days on market is a meaningfully slower pace than a hot-turnover segment, and with only five closings in the current window, this is a thin dataset — every closed sale here is doing more work to set the tone of the market than it would in a higher-volume community. Sellers should price with room for negotiation given the DOM, and buyers should treat any one listing's condition and pricing as a data point, not a rule.
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 SHORES 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 Shores in Miami-Dade County is trading as an individual-home market rather than an amenity-driven one — recent MLS activity shows no clubhouse, pool, or community recreation tied to these listings, so value here is a function of the house and the lot, not a shared 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 Shores is best for.
Best for
- Buyers prioritizing home size and lot over shared community features
- Buyers with flexibility on timeline who can wait through a longer DOM cycle
- Buyers or sellers comfortable pricing against a small, closely-analyzed comp set
Probably not for
- Buyers who want a clubhouse, pool, or organized recreation as part of the purchase
- Buyers expecting a fast, high-volume resale market
- Sellers wanting to rely on a large local comp set to justify pricing
The market around Old Cutler Shores
Old Cutler Shores is too small for its own price trend, so here is the market around it.
Across Miami-Dade County, 14,507 homes are active and 2,241 pending (13% under contract).
ZIP and county figures describe the wider market, not Old Cutler Shores specifically. Momentum Research analysis of MLS records.
The Old Cutler Shores buying strategy.
If we were buying in Old Cutler Shores 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 Shores.
What the numbers are actually telling you
A per-square-foot median of $364.67 against a roughly $1,025,000 price point suggests homes here run larger, on bigger footprints, or both — this is not a compact, high-density price-per-foot market. That combination points to a segment where lot size and layout do more to justify price than finish level alone, though condition will still swing individual sales meaningfully given the DOM spread.
Ninety median days on market is worth sitting with. It does not necessarily mean the community is slow to move overall — with only five closings feeding this window, a single well-priced or a single overpriced listing can stretch or compress that number considerably. Anyone using this figure to plan a listing strategy or an offer timeline should treat it as directional, not exact.
The location and the amenities are priced into every listing in Old Cutler Shores. 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 difference between a good outcome and a mediocre one comes down to reading the few comparable sales correctly and pricing or negotiating against them with discipline — that is where we spend our time, rather than leaning on generic averages that do not hold up at this volume.
Old Cutler Shores in 15 seconds.
Tools for a Old Cutler Shores 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 Shores 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 Shores, 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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Data sources & freshness
| Live listings | MIAMI MLS, refreshed twice daily (last: September 23, 2026) |
| Under-contract shares | MIAMI MLS records, as of 2026-11-10 |
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 Shores
Development, infrastructure, retail, and school activity affecting Old Cutler Shores, 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 4 miles north of Old Cutler Shores, 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 site is about 8 miles northeast of Old Cutler Shores.
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 site is about 1 mile north of Old Cutler Shores.
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 2 miles north of Old Cutler Shores.
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 8 miles northeast of Old Cutler Shores.
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 7 miles north of Old Cutler Shores.
Source: Miami Today
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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