Villas of Old Cutler
Homes for Sale in Cutler Bay, FL
All 79 homes for sale in Cutler Bay, FL · median $310,000 · 86 homes for sale in 33189 · Miami-Dade County homes for sale
True comps, carrying-cost math, and listings before the portals.
Part of the Old Cutler master-planned community in Cutler Bay, FL — see all Old Cutler homes for sale (5 listings across 3 villages and sections in the MLS).
With only two closings in the current window, Villas of Old Cutler is not a market you can price off a chart. Two transactions do not establish a trend line, so any read on value here has to lean on direct comparison to the individual units that sold and the condition each one was in, not on a community-wide average.
For a buyer or seller, that means the posture is patient and hands-on. You are pricing a specific unit against a very short list of recent evidence, which puts more weight on a careful, unit-by-unit comparison than on any headline number.
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 VILLAS OF OLD CUTLER 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
Villas of Old Cutler is a small enclave in Miami-Dade County where recent MLS activity has been limited to just two closings, so the data set is thin by design rather than by market softness.
MIAMI REALTORS sales records identify 26 homes in VILLAS OF OLD CUTLER that have changed hands since 2011, built between 1991 and 1998 (median 1997), with a median living area of about 2,285 sq ft and a typical 4-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.
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 Villas of Old Cutler is best for.
Best for
- A buyer targeting a specific unit here and willing to base the offer on direct comparables rather than community-wide trend data.
- A seller who understands their listing will be priced against a very short list of recent transactions and wants that framed accurately.
- An investor comfortable doing independent diligence on association structure and any shared facilities before assuming they exist.
Probably not for
- A buyer who wants a well-documented amenity list confirmed before touring.
- Anyone relying on a community-wide price trend to justify an offer or listing price.
- A buyer uncomfortable making a decision when only two recent closings are available for comparison.
The market around Villas of Old Cutler
Villas of Old Cutler is too small for its own price trend, so here is the market around it.
In ZIP 33189, 109 homes are on the market and 21% are under contract — a steady corner of Cutler Bay.
Across Miami-Dade County, 15,314 homes are active and 3,367 pending (18% under contract).
In ZIP 33189 (Cutler Bay), 322 homes closed in the last 12 months at a median of $575K ($343/sq ft), up 1.7% year over year, with a median 45 days on market. Right now 123 active and 28 pending listings — a balanced market. See the live ZIP 33189 housing market and the Miami-Dade County market.
ZIP and county figures describe the wider market, not Villas of Old Cutler specifically. Momentum Research analysis of MLS records.
The Villas of Old Cutler buying strategy.
If we were buying in Villas of 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.
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 Villas of Old Cutler.
Reading a Small Sample Honestly
Two closings in the tracked window is enough to confirm the community is transacting, but not enough to draw conclusions about pricing direction, days on market, or condition premiums. Any number pulled from a sample this size should be treated as a data point, not a pattern.
The current MLS listings also do not identify community amenities, which is worth noting rather than filling in with assumption. Buyers who want specifics on shared facilities, association structure, or maintained grounds should confirm those directly rather than relying on a general community label.
The location and the amenities are priced into every listing in Villas of Old Cutler. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a community with this few recent closings, the value of local representation is in the legwork the public data does not do: pulling every comparable that fits, checking association documents for what actually exists on the ground, and pricing the specific unit rather than the community label.
Villas of Old Cutler in 15 seconds.
HOA, CDD & Fees
- HOA status not on record. Verify any dues before you offer
- 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 Villas of 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 Villas of 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 Villas of 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 Villas of Old Cutler home worth?
Get a no-obligation home value based on real comparable sales in Villas of 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 →
Should you buy in Villas of Old Cutler?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Under-contract shares | MIAMI MLS records, as of 2026-09-20 |
| Historical depth | Closed-sale records back to 2012 (24 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 Villas Of Old Cutler
Development, infrastructure, retail, and school activity affecting Villas Of 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 1 mile southwest of Villas Of Old Cutler.
Source: Miami Today - 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 7 miles northeast of Villas Of Old Cutler.
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 6 miles northeast of Villas Of Old Cutler.
Source: Florida YIMBY - 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 less than a mile west of Villas Of 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 6 miles northeast of Villas Of 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 5 miles north of Villas Of Old Cutler.
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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Common questions about Villas of Old Cutler
Where is Villas of Old Cutler?
Villas of Old Cutler is a community in Cutler Bay, Miami-Dade County, Florida, ZIP 33189.
Are there homes for sale in Villas of Old Cutler right now?
No active listings inside Villas of Old Cutler at the last feed refresh. The nearest homes for sale, with distances from the community, are shown on this page and refreshed nightly.
Does Villas of Old Cutler have an HOA or CDD?
No HOA is on record for Villas of Old Cutler in our data. Verify dues, what they cover, and any special assessment for a specific address before you offer.
Answers are generated from county property records, MLS feeds and the figures on this page, as of the page date; deemed reliable but not guaranteed.
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Cutler Bay guides & data
Florida buyer guides
Streets in this community
Street-level pages: every home on record, what sold and what is for sale on each street.
- SW 97Th Court (7 homes on record)
- SW 97Th Court (1 homes on record)
Nearby Communities
Explore more neighborhoods near Villas of Old Cutler with Momentum Realty’s local guides.
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.