The Shores
Condos for Sale in Cutler Bay, FL
True comps, carrying-cost math, and listings before the portals.
Photo via MIAMI MLS
As of October 2026, the Shores Condo No 1 in FL has 2 homes for sale. Over the 12 months ending 2026-09-20, 3 recorded sales closed at a median of $350,000, $240 per square foot, a median 95 days on market, sellers accepting 100% of original asking (+3% versus the prior year). At the median price and Miami-Dade County's FY2025-26 rate of 17.59 mills, annual property tax runs about $6,160 ($5,440 with the full homestead exemption).
THE SHORES CONDO NO 1 is trading at a median of $350,000, or roughly $239.89 per square foot, with only three closings in the current window. That small a sample means the median should be read as a directional signal, not a precise valuation tool — condition and unit-line differences can move the number more than they would in a deeper market.
A median days-on-market of 95 tells you this is not a bidding-war environment. Sellers here need to price to the comp, not to hope, and buyers have room to negotiate on terms and timeline rather than racing to beat other offers.
Figures in this note are as of July 22, 2026. The live market numbers elsewhere on this page update nightly and are newer.
The Shores Condo right now
🟡 Still climbing. The trailing-12-month median ($350K) is up 3.3% from the prior 12 months ($339K). With about 6 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 MLS closed sales, 12-month windows ending September 20. Confidence: Low (3 and 4 sales in the two windows).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
· Updated October 20, 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
The Shores Condo market snapshot (as of September 20, 2026): the median sale price is about $350K ($240 per sq ft over the trailing 12 months of closed sales), and a median 95 days on market for closed sales. The trailing-12-month median is up 3% from the prior 12 months, computed from record-level MIAMI MLS closed sales (3 closings in the current window).
In ZIP 33190, 181 homes closed in the last 12 months at a median of $540K ($302/sq ft), up 0.7% year over year, with a median 49 days on market. Right now 79 active and 19 pending listings — a balanced market. See the live ZIP 33190 housing market and the Miami-Dade County market.
MIAMI REALTORS sales records identify 54 homes in THE SHORES Condo that have changed hands since 2018, built between 2006 and 2011 (median 2007), with a median living area of about 1,325 sq ft and a typical 3-bedroom, 2.5-bath layout. Source: MIAMI REALTORS closed-sale history compiled by Momentum Research; counts reflect homes with a recorded MLS sale, not every home in the community.
Pricing at THE SHORES CONDO NO 1 has moved up 3.3% year over year, but with just three recorded closings, that trend line is thin and worth confirming against the specific unit you're evaluating rather than treating as a market-wide guarantee.
Who The Shores Condo is best for.
Best for
- Buyers targeting a specific unit and willing to negotiate given the 95-day median market time
- Buyers comfortable doing extra diligence in a low-closing-volume community
- Buyers focused on price per square foot value near the $239.89 median rather than needing a fast close
Probably not for
- Buyers who need a deep, active comp set to feel confident on pricing
- Sellers expecting a quick sale without pricing to the current 95-day market pace
- Investors requiring rapid turnover given the thin, three-closing transaction volume
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending September 20 of each year, from record-level MIAMI MLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($350K) IS the median in the snapshot above, and the move from 2025 ($339K) IS the +3.3% one-year change.
Windows contain 1 to 12 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 2018 through 2025. 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.
22% of homes for sale in ZIP 33190 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 (2026-10-18).
The Shores Condo Market Scorecard
The Shores Condo is currently a balanced market., a median asking price of $324,500, and homes go under contract in about 119 days.
Go deeper: ZIP market scorecard · county scorecard · true cost calculator · affordability calculator.
Live data: MIAMI MLS, refreshed twice daily. Market metrics only; these describe homes for sale and recent sales, not residents.
Homes For Sale Right Now in The Shores Condo
Live MLS inventory for The Shores Condo. 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 The Shores Condo listings as of 2026-10-18, 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 2018 through 2025. Tap any home to ask about it.
The The Shores Condo buying strategy.
If we were buying in The Shores Condo 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 The Shores Condo.
A Market Defined by Low Volume
With only three closings feeding the current snapshot, THE SHORES CONDO NO 1 sits in a low-liquidity pocket of the Miami-Dade condo market. That's not necessarily a red flag — it simply means each closing carries outsized weight in the numbers, and buyers should look at the actual unit history and condition rather than lean on the community median alone.
The 95-day median days-on-market suggests these transactions are not moving fast. That extended timeline gives buyers negotiating room on price and closing terms, and it means sellers should expect a marketing period measured in months, not weeks, and price accordingly from day one.
The location and the amenities are priced into every listing in The Shores Condo. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a low-volume community like this one, the comps that exist need to be read carefully — three closings can mask a wide spread in condition and pricing. We pull the actual transaction detail behind the median, not just the headline number, so you're negotiating from an accurate picture rather than a thin average.
The Shores Condo in 15 seconds.
Email me new listings in The ShoresCondos for Sale
One e-mail a day, only when a home lists here, with price, beds, baths and a link to every listing. Straight from the MLS feed; no account needed.
Ask an agent about The ShoresCondos for Sale
Have a question about the homes, fees, rules or commute here? A Momentum agent who works The ShoresCondos for Sale will answer, and the answer is published on this page for the next buyer.
HOA, CDD & Fees
- HOA dues reported around $372/month (about $4,464/yr) · median of 32 MLS listings, most billed monthly
- Any club/amenity membership is billed separately
Listings in this community report association dues of about $372 per month ($4,464 a year) — the median AssociationFee across 32 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 The Shores Condo 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 The Shores Condo sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in The Shores Condo, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your The Shores Condo home worth?
Get a no-obligation home value based on real comparable sales in The Shores Condo, 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 The Shores Condo on the map →
| Location | Miami-Dade County, FL · ZIP 33190 |
|---|---|
| Sale prices, last 12 months | $350,000 median across 3 closed sales · $240 per sq ft · +3.3% vs the prior 12 months |
| Days on market (closed sales) | 95 median |
| For sale right now | 2 active, 0 pending · median asking $324,500 |
Data as of September 20, 2026. Based on information from the Southeast Florida Multiple Listing Service (SEFMLS) or from MIAMI Association of REALTORS(R) for the period 2018 through 2025. Market figures describe homes, not residents. Cite as: Momentum Realty, “The Shores key facts,” movewithmomentum.com/neighborhoods/the-shores-condo-no-1, data as of September 20, 2026.
Just listed in The Shores
The newest homes for sale in The Shores right now, newest first. Each link opens the full listing with every photo, the price history and a tour request.
- 9249 SW 227Th St 8-22 $319,900 · 3 bd · 3 ba · 1,325 sq ft · 95 days on market Courtesy of Miami New Realty
- 9257 SW 227Th St 11 $320,000 · 3 bd · 3 ba · 1,325 sq ft · 132 days on market Courtesy of Lionsgate Real Estate, Inc.
Checked against the MLS Oct 20, 2026. All new listings in this market.
Every Home for Sale in The Shores Condo No 1 Right Now (2)
All 2 active and pending The Shores Condo No 1 listings with a detail page, newest first, refreshed twice a day from the MLS.
- 9249 SW 227th St 8-22 · $319,900 · 3 bd / 3 ba · listed Aug 24, 2026 · listed by Miami New Realty
- 9257 SW 227th St 11 · $320,000 · 3 bd / 3 ba · listed Jul 22, 2026 · listed by Lionsgate Real Estate, Inc.
More Cutler Bay home searches
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- Cutler Bay home values: what is my house worth?
- ZIP 33190 housing scorecard
- 25 coming-soon communities in Miami-Dade County
Cutler Bay guides & data
Florida buyer guides
Recent Developments in The Shores Condo No 1
Development, infrastructure, retail, and school activity affecting The Shores Condo No 1, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated October 2026.
- October 2026Development
Casa Bella Residences opens at 1400 Biscayne Boulevard in Downtown Miami
Related Group and Alta Developers completed the 56-story, 650-foot tower with 319 residences, including 10 penthouses. Closings are underway and first residents have moved in, with more than 90 percent of homes reported under contract. Construction began in November 2023.
What it may mean for the marketAdds 319 completed homes to the downtown Biscayne corridor, close to existing transit, offices and dining. The site is about 3 miles south of The Shores Condo No 1.
Source: Florida YIMBY - 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 5 miles south of The Shores Condo No 1.
Source: Florida YIMBY - October 2026Development
Tula Residences tops out at 7918 West Drive in North Bay Village
The 21-story, 54-unit condominium building developed by Pacific & Orient Properties reached its full height. Bayshore Grove Capital oversees development and construction. Completion is anticipated in the third quarter of 2027.
What it may mean for the marketAdds 54 homes to the North Bay Village inventory on the Biscayne Bay islands between Miami and Miami Beach. The site is about 2 miles northeast of The Shores Condo No 1.
Source: Florida YIMBY - October 2026Development
Sweetbird North breaks ground at 95 NE 40th Street in the Miami Design District
Miami Design District Associates and Raycliff Capital began an eight-story, 120,500 square foot building with more than 92,000 square feet of office and about 22,500 square feet of retail. Atria Health and Research Institute leased about 55,000 square feet and 26North will also join. Completion is expected in early 2028.
What it may mean for the marketAdds office space and ground-floor retail in the Design District, increasing nearby daytime employment and shopping options. The site is about 2 miles south of The Shores Condo No 1.
Source: Florida YIMBY - 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 4 miles south of The Shores Condo No 1.
Source: Local 10 News - July 2026Development
Two-tower Gwen Cherry Residences slated for 170 NE 67th Street
Redwood Development Co. and Magasi, in partnership with Miami-Dade County, planned Gwen Cherry Residences, a 154-unit development across two towers of 11 and 10 stories at 170 NE 67th Street on a 1.6-acre site. The project includes 233 parking spaces and 7,700 square feet of ground-floor retail, replacing aging public housing from the 1970s that holds 24 units.
What it may mean for the marketReplaces older low-density public housing with two mid-rise towers, expanding the unit count on the site and adding ground-floor retail and structured parking. The site is less than a mile north of The Shores Condo No 1.
Source: Florida YIMBY
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.
Frequently Asked Questions
What is the median home price in The Shores Condo?
How long do homes in The Shores Condo take to sell?
Who is the best real estate agent for The Shores Condo?
How do I find a top Cutler Bay real estate agent who knows The Shores Condo?
Can Momentum Realty connect me with an agent for The Shores Condo?
Should you buy in The Shores Condo?
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 18, 2026) |
| Community market stats | MIAMI MLS closed sales, 12-month windows ending September 20, 2026 |
| Under-contract shares | MIAMI MLS records, as of 2026-09-20 |
| Historical depth | Closed-sale records back to 2018 (50 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.
Own a home here?
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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 MLS member average and 8 days faster, and we’ll price yours against live local comps.
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See how THE SHORES CONDO NO 1 fits the bigger picture — live prices, inventory, and Momentum Scores:
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