Perrine Grant
Homes for Sale in Cutler Bay, FL
All 75 homes for sale in Cutler Bay, FL · median $320,000 · 73 homes for sale in 33157 · Miami-Dade County homes for sale
True comps, carrying-cost math, and listings before the portals.
Photo via MIAMI MLS
As of November 2026, Perrine Grant Sub in Cutler Bay, FL has 1 home for sale. As of November 2026, the MLS records 6 closed sales in Perrine Grant Sub in Cutler Bay, FL since 2012, the most recent in May 2026. Across Cutler Bay as a whole, 106 homes closed in the last 12 months at a median of $560,000, 51 median days on market, with 123 homes for sale today. At that median and Miami-Dade County's FY2025-26 rate of 17.59 mills, annual property tax runs about $9,850 ($9,140 with the full homestead exemption).
Part of the Perrine master-planned community in Palmetto Bay, FL — see all Perrine homes for sale (5 listings across 10 villages and sections in the MLS).
Perrine Grant Sub doesn't come with a posted amenity package in current MLS data, and that tells its own story: this is a straightforward, established subdivision in Miami-Dade County where value is set by the individual home and lot, not by a clubhouse or a gate. Pricing conversations here start with condition, lot configuration, and proximity to the corridors that matter, not with an HOA brochure.
For a seller, that means the listing itself has to do the work — clean photos, honest condition disclosure, and pricing anchored to recent comparable activity rather than to community branding. For a buyer, it means fewer recurring fees and more variability from one property to the next, so due diligence on the specific home matters more than it would in an amenity-driven development.
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
Perrine Grant Sub is a Miami-Dade County subdivision with no community amenities currently identified in MLS listings, placing the emphasis on individual homes rather than shared facilities.
MIAMI REALTORS sales records identify 8 homes in PERRINE GRANT that have changed hands since 2006, built between 1952 and 2016 (median 1967), with a median living area of about 3,330 sq ft and a typical 5-bedroom, 3.5-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.
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 Perrine Grant is best for.
Best for
- Buyers focused on the home itself rather than community-provided amenities
- Buyers comfortable doing property-specific diligence rather than relying on a standardized community profile
- Buyers who prefer straightforward ownership costs without amenity-related fees
Probably not for
- Buyers who want a managed, amenity-rich community as part of the purchase
- Buyers expecting a gated or resort-style setting
- Buyers who prioritize a strong HOA-run social or recreational program
The market around Perrine Grant
Perrine Grant is too small for its own price trend, so here is the market around it.
In ZIP 33157, 287 homes are on the market and 35% are under contract — a fast-moving corner of Cutler Bay.
Across Miami-Dade County, 15,314 homes are active and 3,367 pending (18% under contract).
In ZIP 33157 (Cutler Bay), 121 homes closed in the last 12 months at a median of $656K ($386/sq ft), with a median 47 days on market. Right now 114 active and 31 pending listings put supply at about 11.3 months — a buyer's market. See the live ZIP 33157 housing market and the Miami-Dade County market.
ZIP and county figures describe the wider market, not Perrine Grant specifically. Momentum Research analysis of MLS records.
Homes For Sale Right Now in Perrine Grant
Live MLS inventory for Perrine Grant. 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 Perrine Grant 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 2012 through 2026. Tap any home to ask about it.
The Perrine Grant buying strategy.
If we were buying in Perrine Grant 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 Perrine Grant.
A subdivision without a brochure
When current MLS records show no identified community amenities, it usually signals one of two things: an older, established subdivision built before amenity packages became standard, or a smaller footprint community where shared facilities were never part of the plan. Either way, buyers here are evaluating houses and lots on their own merits.
That has practical implications for negotiation. Without a clubhouse, pool, or gated entry to point to, price discussions stay grounded in the physical property — square footage, layout, updates, and lot specifics. It also means carrying costs are simpler to project since there is no HOA amenity fee baked into the monthly picture, though buyers should still confirm whether any HOA exists and what it covers.
The location and the amenities are priced into every listing in Perrine Grant. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a community where MLS data doesn't hand you an amenity list or a tidy market narrative, the work shifts to pulling accurate comparables, verifying lot and structural specifics, and pricing or offering based on the individual property rather than a community average. That's the kind of granular, property-level analysis we bring to every Perrine Grant Sub conversation.
Perrine Grant in 15 seconds.
Tools for a Perrine Grant 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 Perrine Grant sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Perrine Grant, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Perrine Grant home worth?
Get a no-obligation home value based on real comparable sales in Perrine Grant, 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 →
Should you buy in Perrine Grant?
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: November 11, 2026) |
| Under-contract shares | MIAMI MLS records, as of 2026-09-20 |
| Historical depth | Closed-sale records back to 2012 (6 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 Perrine Grant Sub
Development, infrastructure, retail, and school activity affecting Perrine Grant Sub, 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 10 miles north of Perrine Grant Sub, 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 11 miles northeast of Perrine Grant Sub.
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 7 miles north of Perrine Grant Sub, 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 8 miles north of Perrine Grant Sub.
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 north of Perrine Grant Sub.
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 11 miles north of Perrine Grant Sub, 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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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.