Boca Chita Key Historic District · Photo: Linda Pikula, NOAA/NESDIS/Miami Library. · Public domain496 homes sold in Cutler Bay in the last year, at a typical $590K
About one sale in 5 is a condo. Below: what each kind of home sells for, what your budget buys, the best months to buy, how hard you’ll have to bid, and a shortcut to every site where Cutler Bay homes are listed.
Every place Cutler Bay homes are listed, in one stop
We don’t copy listings: the agents’ sites have the photos and the latest price changes. Set what you want once and we open each site already filtered to Cutler Bay.
For sale
Rent
New, land & open houses
Links open the listing sites; TownRatings isn’t paid for them and doesn’t rank one above another. Rentals and government-owned homes come from sources outside the MLS.
7% of Cutler Bay’s sales are condos, at $350K less than a house
393 houses and 36 condos sold in the year to May 2026. Houses sell faster and draw more bidding wars.
typical sale · 393 sold in 12 months
- Per square foot
- $348FL $245
- Days to sell
- 73
- Sold over asking
- 15%
- Listings with a price cut
- 25%
typical sale · 36 sold in 12 months
- Per square foot
- $263FL $262
- Days to sell
- 101
- Sold over asking
- 0%
- Listings with a price cut
- 16%
Multi-family (2–4 units): 2 sold, typical $730K
Townhouses: 65 sold, typical $418K
Too few sales in 12 months for reliable figures.
Fewer homes sell than a decade ago, at 2.4 times the 2016 price
496 sales in the last year, against 924 in 2015 and a low of 486 in 2025. The typical sale went from $248K in 2016 to $590K.
Source: Redfin Data Center, MLS sales. Typical price and $/sq ft are the monthly medians, weighted by sales.
What $600K buys in Cutler Bay
Check a listing against what Cutler Bay homes sold for
Against the town’s median price per square foot over the last 12 months. A rough check: condition, lot and location within town move a price more than this can see.
Bidding wars in Cutler Bay are back to pre-pandemic levels, with about as many homes for sale
We read every month of Cutler Bay’s home sales since 2012 so you don’t have to. Each figure covers 12 months, because a single month in a town is too few sales to mean much. Latest: the year to May 2026, 496 sales.
If you’re buying in Cutler Bay
- Shop in March. It brings about 80 new listings a month, close to the busiest month, with fewer bidding wars (17% over asking).
- Some room to negotiate. 23% of listings cut their price, about as many as before the pandemic.
- Offer under asking. Buyers paid 97.5% of the list price on average; 14% paid over.
- You’ll usually have time. Only 16% of homes go under contract within two weeks; the typical one takes 76 days.
Winter brings the homes; summer brings the bidding wars
January has the most new listings (about 82 a month), but June is the most competitive: 22% of June sales close over asking. February and March offer nearly as much choice with fewer homes bid up (19%). December has the least competition (17%).
Averages for each calendar month, 2015 on.
Calmer than the 2021 frenzy, and about like Florida as a whole
| Cutler Bay now | 2017–19 | 2021 peak | FL now | |
|---|---|---|---|---|
| Sold over askingShare of sales that closed above the list price | 14% | 12% | 31% | 10% |
| Gone within two weeksShare of homes under contract within 14 days | 16% | 22% | 48% | 20% |
| Listings with a price cutShare of homes for sale that cut their price | 23% | 20% | 11% | 28% |
| Price paid vs. askingAverage sale price ÷ list price | 97.5% | 96.8% | 98.8% | 96.3% |
| Days to sellMedian days from listing to contract | 76 | 45 | 38 | 76 |
237 homes for sale on a typical day
That’s twice the 2022 low (120), about the 2017–19 level and well under 2014’s 328.
1 in 4 listings has cut its price
23% in the last year, against 20% in 2017–19 and 28% across Florida.
Since 2019, houses are up 83%, condos 73%
A house typically sold for $627K in the last year (393 sales), a condo for $276K (36).
Median sale price, weighted by sales each month. Years with fewer than 4 sales of a type are left out.
Cutler Bay ranks 129th of 534 busy Florida markets for bidding wars
Share of sales over asking in the last year, among towns with 60 or more sales. Cutler Bay is one of the state’s hottest markets.
Source: Redfin Data Center, city market tracker, January 2012 to May 2026 (MLS sales, not seasonally adjusted). Ratios are weighted by homes sold; price cuts by homes for sale.
Owning the typical Cutler Bay home costs about $3,504 a month
Price: Cutler Bay’s typical sale, last 12 months. Property tax at Cutler Bay’s 0.9% (median bill ÷ median value, Census ACS); insurance at 0.35% of price a year. Before PMI, HOA dues, upkeep and the tax deduction. Whether Cutler Bay is affordable on local pay is on Cost of living.
Six things worth knowing
New listings in January
The month with the most choice. December has the fewest, about 53.
Best time to buyProperty tax, a year
Of a home’s value: the median bill over the median home value. On a $590K home, about $5,110 a year.
Taxes vs. neighborsSchools
The schools grade for Cutler Bay, from test results, graduation and how much students grow.
Schools in Cutler BayTypical commute
The average one-way trip to work for people who live in Cutler Bay.
Work & commuteCheck the flood map
Flood insurance isn’t in a standard policy, and lenders require it in FEMA flood zones. Check the address before you make an offer.
Natural hazardsLook up any property
Assessed value, lot size and every past sale of a home you’re eyeing are public, at the town or county assessor and the registry of deeds.
No busy market nearby sells for less a square foot; Palmetto Bay for far more
The busier markets within 25 miles of Cutler Bay, by what sold. Prices, taxes and how far a paycheck goes next door are on Cost of living.
| Sold | Typical sale | $/sq ft | Over asking | Days to sell | |
|---|---|---|---|---|---|
| Cutler Bay | 496 | $590K | $326 | 14% | 76 |
| Palmetto Bay | 301 | $1.1M | $483 | 4% | 98 |
| South Miami Heights | 225 | $556K | $366 | 14% | 77 |
| Goulds | 128 | $567K | $337 | 16% | 101 |
| Palmetto Estates | 113 | $580K | $378 | 17% | 65 |
| Richmond Heights | 106 | $495K | $371 | 13% | 57 |
| West Perrine | 85 | $532K | $332 | 11% | 105 |
Redfin Data Center, June 2025 to May 2026. Towns with fewer than 20 sales are left out, and Redfin doesn’t report every town separately.
Post your home to Cutler Bay, free
Selling it yourself, renting out an apartment or looking for a roommate? Post it to Cutler Bay. People who follow the town see it, and so do people comparing Cutler Bay with their own town. No commission, no listing fee.
Questions about buying a home in Cutler Bay
What do homes sell for in Cutler Bay, FL?
496 homes sold in the year to May 2026 at a typical $590K, $326 a square foot. Houses sold for about $627K, condos for about $276K.
Is Cutler Bay a buyer’s or seller’s market?
A balanced market: 220 homes were for sale in May 2026 and 53 sold, about 4.2 months of supply. Buyers paid 97.5% of asking on average, and 23% of listings cut their price.
When is the best time to buy in Cutler Bay?
January brings the most new listings. The sales history shows which months have fewer bidding wars.
How much are property taxes in Cutler Bay?
About 0.9% of a home’s value a year. On a $590K home that’s near $5,110.
Where can I see homes for sale in Cutler Bay?
Zillow, Redfin, Realtor.com and Homes.com all carry Cutler Bay’s MLS listings; the search links above open each one filtered to Cutler Bay.
Sales, prices, days on market and listings: Redfin Data Center (MLS, monthly, not seasonally adjusted). Property tax rate: Census American Community Survey. Two-bedroom rent: HUD Fair Market Rent. Typical home value: Zillow Home Value Index. Schools grade: TownRatings (how grades work).