OLD CUTLER SOUTH
Homes for Sale in Palmetto Bay, FL
True comps, carrying-cost math, and listings before the portals.
Photo via miami
Old Cutler South is pricing on a per-square-foot basis right now, with the median landing at $1,060,000 and price per square foot near $532.77. That combination tells you condition and finish level are doing most of the work in this market, not lot size or square footage alone. A buyer comparing two listings here should expect the spread between an updated home and one needing work to be wide, even on the same street.
With median days on market at 17 and pricing up 8.7% year over year, this is a market moving with some urgency but not overheated chaos. Sellers with a well-presented home are seeing offers come together quickly. Buyers who wait on a decision past a first or second showing are often negotiating from behind rather than from a position of leverage.
OLD CUTLER SOUTH right now
🟢 Still climbing. The trailing-12-month median ($1.06M) is up 8.7% from the prior 12 months ($975K). With about 2 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 (3 and 3 sales in the two windows).
What's unique here: the median sale price is about 2x the typical Miami-Dade County sale ($1.06M vs $507K, trailing 12 months, miami records).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
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
OLD CUTLER SOUTH market snapshot (as of July 20, 2026): the median sale price is about $1.06M ($533 per sq ft over the trailing 12 months of closed sales), and a median 17 days on market for closed sales. The trailing-12-month median is up 9% from the prior 12 months, computed from record-level miami closed sales (3 closings in the current window).
Old Cutler South sits in Miami-Dade County and trades at a median price of $1,060,000, with recent activity limited to a small handful of closings — a signal to treat any single data point here as directional rather than exact.
Who OLD CUTLER SOUTH is best for.
Best for
- A buyer with financing ready who can move quickly once a well-priced listing appears
- A seller with a recently updated or well-maintained home who wants to price near current per-square-foot levels
- A buyer comfortable making a decision without a wide field of comparable listings to shop against
Probably not for
- A buyer who wants to compare a large number of similar listings before committing
- A seller expecting to price well above recent per-square-foot levels based on condition alone
- A buyer relying purely on the year-over-year percentage as a guarantee of future value
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 ($1.06M) IS the median in the snapshot above, and the move from 2025 ($975K) IS the +8.7% one-year change.
Windows contain 0 to 6 sales each (3 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 2012 through 2026. Deemed reliable but not guaranteed.
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.
31% of homes for sale in ZIP 33157 are already under contract (under contract ÷ under contract + active listings) — a read on how much of the available inventory buyers have already claimed. Source: MLS data (2026-08-18).
OLD CUTLER SOUTH Market Scorecard
OLD CUTLER SOUTH is currently a balanced market., and homes go under contract in about 35 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 OLD CUTLER SOUTH
Live MLS inventory for OLD CUTLER SOUTH. 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 SOUTH listings as of 2026-08-05, 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 2012 through 2026. Tap any home to ask about it.
The OLD CUTLER SOUTH buying strategy.
If we were buying in OLD CUTLER SOUTH 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 SOUTH.
What the numbers are actually telling you
A median days-on-market figure of 17 in this community points to a market where correctly priced, presentable homes do not sit. That is a meaningfully different posture than a market where sellers have to chase price cuts. For sellers, it argues for pricing at or near recent comparable levels rather than testing the ceiling. For buyers, it means the comfortable, unhurried search window some buyers expect elsewhere may not apply here.
The year-over-year change of 8.7% is a rear-view signal, not a forecast — it reflects what already closed, not what will happen next. Combined with a small closings window of only three recent transactions, it is worth reading this data as a snapshot of current conditions rather than a guaranteed trend. Anyone relying on this number to plan a purchase or listing timeline should pair it with a direct look at what is active and pending right now.
The location and the amenities are priced into every listing in OLD CUTLER SOUTH. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
With only a handful of recent closings feeding the public data, Old Cutler South is a community where broad market stats can mislead if taken at face value. Momentum pulls the current MLS activity directly — active listings, pending contracts, and true comparables — so pricing and offer strategy are based on what is actually happening on the ground, not a lagging average.
OLD CUTLER SOUTH 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 OLD CUTLER SOUTH 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 SOUTH 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 SOUTH, 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 SOUTH home worth?
Get a no-obligation home value based on real comparable sales in OLD CUTLER SOUTH, 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 OLD CUTLER SOUTH?
How long do homes in OLD CUTLER SOUTH take to sell?
Do cash buyers compete in OLD CUTLER SOUTH?
Who is the best real estate agent for OLD CUTLER SOUTH?
How do I find a top Palmetto Bay real estate agent who knows OLD CUTLER SOUTH?
Can Momentum Realty connect me with an agent for OLD CUTLER SOUTH?
Should you buy in OLD CUTLER SOUTH?
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 2012 (34 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.
Own a home here?
You just read the data. Now see what your home is worth.
The numbers on this page move markets in the aggregate. The number that matters to you is what a buyer pays for your address. Momentum sells for 1.25% above the miami member average and 8 days faster, and we’ll price yours against live your area comps.
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See how OLD CUTLER SOUTH fits the bigger picture — live prices, inventory, and Momentum Scores:
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