Pelican Bay at Old Cutler
Homes for Sale in Cutler Bay, FL
All 75 homes for sale in Cutler Bay, FL · median $320,000 · 103 homes for sale in 33189 · Miami-Dade County homes for sale
True comps, carrying-cost math, and listings before the portals.
Photo via MIAMI MLS
As of November 2026, Pelican Bay at Old Cutler in Cutler Bay, FL has 2 homes for sale. Over the 12 months ending 2026-11-10, 3 recorded sales closed at a median of $645,000, $389 per square foot, a median 16 days on market, sellers accepting 100% of original asking. Homes listed or recently sold were built 2004–2004; 3 of 3 report an HOA (median $35/mo). At the median price and Miami-Dade County's FY2025-26 rate of 17.59 mills, annual property tax runs about $11,350 ($10,630 with the full homestead exemption).
Part of the Old Cutler master-planned community in Cutler Bay, FL — see all Old Cutler homes for sale (4 listings across 3 villages and sections in the MLS).
Pelican Bay at Old Cutler right now
🟢 Buyer-leaning market. 8.0 months of supply and 33% of the inventory already under contract give buyers above-average negotiating leverage.Why it matters: months of supply is how long today's inventory would last at today's sales pace; under-contract share is the portion of homes for sale that already have a buyer.Momentum Research analysis of MIAMI MLS records, as of November 10, 2026. Confidence: Medium (3 active and pending listings, 3 closed sales in 12 months).
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· Updated November 12, 2026 · Live data: MIAMI MLS, refreshed twice daily · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
The 60-Second Overview
Pelican Bay at Old Cutler market snapshot (as of November 10, 2026): the median sale price is about $645K ($389 per sq ft over the trailing 12 months of closed sales), a median 16 days on market for closed sales, and 8.0 months of supply, a buyer-leaning market.
In ZIP 33189 (Cutler Bay), 66 homes closed in the last 12 months at a median of $560K ($386/sq ft), with a median 49 days on market. Right now 70 active and 21 pending listings put supply at about 12.7 months — a buyer's market. See the live ZIP 33189 housing market and the Miami-Dade County market.
MIAMI REALTORS sales records identify 170 homes in PELICAN BAY AT OLD CUTLER that have changed hands since 2006, built between 2004 and 2006 (median 2004), with a median living area of about 1,939 sq ft and a typical 3-bedroom, 2.5-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.
The setting & the homes.
Aerial and on-site photos of Pelican Bay at Old Cutler. Swipe to explore the community.
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Pelican Bay at Old Cutler
Pelican Bay at Old Cutler
Pelican Bay at Old CutlerPhotos from MIAMI MLS listings in Pelican Bay at Old Cutler; content deemed reliable but not guaranteed.
Homes For Sale Right Now in Pelican Bay at Old Cutler
Live MLS inventory for Pelican Bay at Old Cutler. 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 Pelican Bay at Old Cutler 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 Pelican Bay at Old Cutler buying strategy.
If we were buying in Pelican Bay at Old Cutler 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.
Use your leverage. With inventory sitting, there is room to negotiate on anything dated or overpriced and to ask for repairs or a rate buydown.
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 Pelican Bay at Old Cutler.
A closer look at the Pelican Bay at Old Cutler market
At a median of $389 per square foot, Pelican Bay at Old Cutler prices sit in a fairly defined band, so condition and updates — more than the list price — tend to separate one home from the next.
Inventory runs at 8.0 months of supply, a buyer-leaning market. Homes that do trade take a median 16 days on market, useful leverage on any listing that has lingered.
The location and the amenities are priced into every listing in Pelican Bay at Old Cutler. The deal is won or lost on condition, the comps, and the renovation math.
Tools for a Pelican Bay at Old Cutler 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 Pelican Bay at Old Cutler sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Pelican Bay at Old Cutler, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Pelican Bay at Old Cutler home worth?
Get a no-obligation home value based on real comparable sales in Pelican Bay at Old Cutler, 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 all homes for sale in Cutler Bay →
Recently off market in PELICAN BAY AT OLD CUTLER
Homes in PELICAN BAY AT OLD CUTLER that recently left the market. Each address opens its public-record profile: county-recorded value, property taxes, the last recorded sale, community sales history, and what is for sale nearby now. 1 on record.
- 21053 SW 88th Place · off market
| Location | Cutler Bay, Miami-Dade County, FL · ZIP 33189 |
|---|---|
| Sale prices, last 12 months | $645,000 median across 3 closed sales · $389 per sq ft |
| Days on market (closed sales) | 16 median |
| For sale right now | 2 active, 1 pending · median asking $714,000 · 8.0 months of supply |
Data as of November 10, 2026. Based on information from the Southeast Florida Multiple Listing Service (SEFMLS) or from MIAMI Association of REALTORS(R) for the period 2026 through 2026. Market figures describe homes, not residents. Cite as: Momentum Realty, “Pelican Bay at Old Cutler key facts,” movewithmomentum.com/neighborhoods/pelican-bay-at-old-cutler, data as of November 10, 2026.
Every Home for Sale in Pelican Bay At Old Cutler Right Now (3)
All 3 active and pending Pelican Bay At Old Cutler listings with a detail page, newest first, refreshed twice a day from the MLS.
- 20922 SW 88th Pl · $659,000 · 3 bd / 3 ba · pending · listed Sep 7, 2026 · listed by My Realty Group, LLC.
- 20901 SW 88th Court · $799,000 · 5 bd / 3 ba · listed Aug 16, 2026 · listed by Florida Realty of Miami Corp
- 9031 SW 208th Ter · $629,000 · 3 bd / 3 ba · listed Aug 13, 2026 · listed by RE/MAX Advance Realty II
More Cutler Bay home searches
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- ZIP 33189 housing scorecard
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Cutler Bay guides & data
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- Florida property tax calculator
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- Florida flood insurance calculator
- Florida housing market map
- Interactive housing market map (county, ZIP and community)
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Streets in this community
Street-level pages: every home on record, what sold and what is for sale on each street.
- SW 208Th Terrace (17 homes on record)
- SW 88 Court (9 homes on record)
- SW 88Th Court (6 homes on record)
- SW 88 Place (6 homes on record)
- SW 88Th Place (5 homes on record)
- SW 210Th Terrace (5 homes on record)
- SW 88 Court (3 homes on record)
- SW 89Th Path (3 homes on record)
- SW 89Th Path (2 homes on record)
- SW 208Th Terrace (1 homes on record)
- SW 88Th Court (1 homes on record)
- SW 88Th Place (1 homes on record)
Recent Developments in Pelican Bay At Old Cutler
Development, infrastructure, retail, and school activity affecting Pelican Bay At Old Cutler, 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 about 5 miles north of Pelican Bay At Old Cutler.
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 6 miles north of Pelican Bay At Old Cutler.
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 12 miles northeast of Pelican Bay At Old Cutler.
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 11 miles north of Pelican Bay At Old Cutler.
Source: Miami Today - July 2026Development
619 Brickell by Nobu condo tower wins review board approval
The Miami Urban Development Review Board recommended approval for 619 Brickell by Nobu, a 75-story tower with 321 units from 13th Floor Investments and Key International at 619 Brickell Avenue. The design by Foster and Partners and Sieger Suarez preserves First Miami Presbyterian Church and adds ground-floor commercial space and a public baywalk.
What it may mean for the marketAdds a branded ultra-tall condo tower to the Brickell waterfront while preserving an existing church, expanding luxury housing and adding public baywalk and commercial space. The project is about 11 miles northeast of Pelican Bay At Old Cutler, elsewhere in Miami-Dade County.
Source: The Real Deal - 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 11 miles northeast of Pelican Bay At Old Cutler, 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.
19% of homes for sale in ZIP 33189 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 (2026-11-12).
What it really costs to own in Pelican Bay at Old Cutler
The parts of the monthly number a mortgage calculator leaves out, from the tax roll, the MLS, Citizens and FEMA. Property facts only.
| Property tax | Current owners' bills run a median of $8,907/yr across 3 listings here (MLS tax records, 2026-11-12). |
|---|---|
| HOA dues | Median $35/month across 3 MLS listings (most billed quarterly; 2026-11-12). 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. |
| Roof and age | Median build year 2004 across 3 listings. An original roof here would be about 22 years old; under Florida's 2022 reform (SB 2-D) carriers may require an inspection past 15 years, so budget for a roof report, and for replacement where it fails. |
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Ask an agent about Pelican Bay at Old Cutler
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Frequently Asked Questions
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Data sources & freshness
| Live listings | MIAMI MLS, refreshed twice daily (last: November 11, 2026) |
| Community market stats | MIAMI MLS closed sales, 12-month windows ending November 10, 2026 |
| Under-contract shares | MIAMI MLS records, as of 2026-11-10 |
| Historical depth | Closed-sale records back to 2026 (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.
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