South Florida Condo Fee Index · development report · as of September 7, 2026 · Cutler Bay, Miami-Dade County

Bayshore Ii, Cutler Bay: condo fees, what sold, and what is for sale today

As of September 7, 2026, the typical Bayshore Ii condo listed for sale carries an association fee of $360 a month, 13% below the Cutler Bay condo median of $413. 15 units are for sale, 2 more are under contract, and 26.7% have cut their asking price. Over the twelve months September 2025 to August 2026, 12 Bayshore Ii condos closed at a median $294,000, a median 5% under their original asking price.

Small sample: Bayshore Ii has fewer than 20 condos for sale and fewer than 20 closings in the window, so single listings move these figures. Read them as indicative and check the counts under each number.

The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed.

Median condo fee / month$360Cutler Bay condos $413; 15 listings state a fee

Condos sold: median price, 12 months$294K12 closings September–August 2026; $302 per sq ft

Median condo asking price$285K15 for sale; $329 per sq ft

Have cut their price26.7%of the units for sale today

Months of supply1515 for sale ÷ 1.0 sales a month

Built2007–2015median year built across listings

For buyers and sellers: Sellers here are asking a median $285,000 while the last twelve months of sales closed at a median $294,000, 94.6% of the original asking price. That gap, plus 15 competing units and 15 months of supply at the current sales pace, is the pricing reality a Bayshore Ii seller starts from; a buyer should budget $360/mo in fees on the typical unit and ask what a quote well under $346 leaves out.

The story for media: "12 condominiums in Bayshore Ii, Cutler Bay, sold between September 2025 and August 2026 at a median price of $294,000, or 94.6% of their original asking price, while 15 remain for sale with a median association fee of $360 a month, according to PBP Real Estate's daily analysis of BeachesMLS data as of September 7, 2026."

What condos actually sold in Bayshore Ii, month by month

12 condo closings from September 2025 to August 2026, median $294,000; bars count sales, dots mark the monthly median where three or more closed

Source: BeachesMLS via PBP Real Estate's brokerage feed, condominium listings permitted for internet display. Active and under contract as of Sep 7, 2026; closed sales September 2025 to August 2026. Deemed reliable but not guaranteed.

94.6%of original asking price, median condo sale97% of the final asking price

$302condo sold price per square footasking today $329

105days to sell, mediancumulative days on market of closed sales

50%cash salesas recorded in the MLS buyer-financing field

94.5%Cutler Bay condos, sold to original asking55 city closings, same window

Range $220,000 to $308,000. Sold figures cover listings permitted for internet display and closed between September 1, 2025 and August 31, 2026; they are counts and medians, never an opinion of any unit's value.

Where the Bayshore Ii fee sits among Cutler Bay condos

Bayshore Ii median $360/mo against the Cutler Bay middle half ($355 to $499) and median ($413); 30% of Cutler Bay condo listings ask less.

Shaded band = 25th to 75th percentile of Cutler Bay condo fees for sale today. Source: BeachesMLS via PBP Real Estate's brokerage feed, condominium listings permitted for internet display. Active and under contract as of Sep 7, 2026; closed sales September 2025 to August 2026. Deemed reliable but not guaranteed.

Inside Bayshore Ii the middle half of fees runs $346 to $413 a month ($0.43 per square foot). Units that sold in the last twelve months carried a median fee of $334 at the time of listing.

What the Bayshore Ii fee includes, as entered by listing brokers

Common areas 78.6%
Trash 64.3%
Grounds 57.1%
Pool 42.9%
Security 42.9%
Sewer 35.7%
Recreation facilities 35.7%
Structure maintenance 28.6%
Water 28.6%
Building insurance 21.4%

Share of the 14 Bayshore Ii listings that state what the fee covers. Utilities, insurance and reserves change what a fee is worth; compare coverage before dollars.

What condos are for sale in Bayshore Ii today

15 condos by size, with the median asking price of each group

11.8%of condos are under contract2 of 17 listings

4condos with a price cutof 15 for sale

77median days on marketcumulative, relistings included

$255K–$320Kcondo asking price rangemedian $285,000

See every Bayshore Ii listing with photos, fees and days on market, or get an email when a new Bayshore Ii unit lists.

0mention a special assessment0 of 15 listings (0%)

0state an age restriction (55+)0 of 15 listings (0%); confirm with the association

0mention a required membership0 of 15 listings (0%)

0mention a land or recreation lease0 of 15 listings (0%)

Counts of the condominium listings for sale whose agent-written public remarks mention each item; not verified and not a statement about the association. Ask for the budget, reserve study and any assessment resolution before writing an offer.

For sellers

Pricing a home correctly is a skill. It starts with data most agents and consumers never see.

28.6% of the condos for sale in Cutler Bay have already had to cut, a median $11,150, and buyers compare your fee against 15 other listings before they book a showing.

This page is built from every Cutler Bay listing in BeachesMLS and refreshed each morning. Gia Freer, Broker of Record, turns that same data into one written pricing opinion for your condo: the sales, cuts, fees and days on market it actually competes with, with the reasoning, before it goes live.

No website estimate, no automated number: a comparative market analysis done by hand, within one business day.

28.6%Have already cutmedian cut $11,150 (5.2%)

71.4%Still at their first priceevery seller starts here; the first price decides who stays

63 condos for sale in Cutler Bay, BeachesMLS, September 7, 2026. Information is deemed reliable but not guaranteed.

Your nameEmail

Phone (optional)Property address, city

Property typeThinking of selling

Which Bayshore Ii building or enclave, floor and unit type?

Reviewed by Gia Freer, Broker of Record (Lic. BK689801). Reply within one business day. No automated estimate is published on this site.

Buying in Bayshore Ii? Email me when a new Bayshore Ii unit lists, or browse every unit for sale.

Bayshore Ii questions, answered from the data

What is the condo fee in Bayshore Ii, Cutler Bay?

As of September 7, 2026, the median monthly-equivalent association fee across the 15 Bayshore Ii condominiums for sale that state a fee is $360; the middle half runs $346 to $413. That is 13% below the Cutler Bay condo median of $413. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed.

What did condos in Bayshore Ii sell for?

12 Bayshore Ii condominiums closed between September 1, 2025 and August 31, 2026 at a median $294,000 ($302 per square foot), ranging from $220,000 to $308,000. The median sale closed at 94.6% of the original asking price and 97% of the final asking price, after a median 105 cumulative days on market. 50% of those sales were cash. Closings are reported to the MLS with a lag, so the window ends with the last full month; 0 September 2026 closings have been reported so far and are not in the medians.

How many Bayshore Ii condos are for sale, and are prices being cut?

15 Bayshore Ii condominiums are listed for sale as of September 7, 2026, asking from $255,000 to $320,000 with a median of $285,000; 2 more are under contract. 26.7% of the active listings have reduced their price at least once, by a median — (null%). The median active condo listing has been on the market 77 cumulative days, relistings included. At the last twelve months' sales pace that inventory is 15 months of supply.

Does Bayshore Ii have special assessments, age restrictions or membership requirements?

We report what listing agents wrote, not what the association has decided. Among the 15 Bayshore Ii listings for sale, 0 mention a special assessment in the public remarks; 0 state an age restriction such as 55+; 0 mention a required club or equity membership; 0 mention a land or recreation lease. Confirm every one of these with the association documents before writing an offer.

How is this Bayshore Ii report built and how often is it updated?

Every morning from PBP Real Estate's own BeachesMLS data feed: active and under-contract condominium listings in Cutler Bay whose subdivision field names Bayshore Ii, plus every closing in the twelve months ending August 31, 2026. Fees are converted to a monthly equivalent and both association layers are summed. Medians need five or more records, percentages ten or more; smaller groups are shown as counts. Bayshore Ii is a small sample today (under 20 listings and under 20 sales), so read its figures as indicative. This is a market read of MLS listing data, not an opinion of value about any unit or a statement about the association's finances. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed.

More live Cutler Bay data

As of September 7, 2026. PBP Real Estate analysis of BeachesMLS listings.

Price cuts and true days on market39.3%of Cutler Bay houses for sale have cut their priceMedian 39 cumulative days on market across 140 listingsSee Cutler Bay price cuts →Cutler Bay market report194houses and condominiums for sale in Cutler Bay right nowMedian prices, inventory and days on market, houses and condominiums reported separatelySee the Cutler Bay market →

Method: listings whose MLS subdivision field maps to Bayshore Ii after normalization (tower, section and phase records merged; master community plus its enclaves), condominiums by tax legal description (a townhouse, villa or house whose legal records a condominium is included), Cutler Bay, permitted for internet display in PBP Real Estate's BeachesMLS data feed. Active and under-contract figures are from the daily snapshot as of September 7, 2026; closed sales are from a rolling archive and cover September 1, 2025 to August 31, 2026, the last full month, because closings are reported to the MLS with a lag. Fees are as entered by each listing office, converted to a monthly equivalent, with master and sub-association layers summed. Medians require five or more records and percentages ten or more; smaller groups are shown as counts. Remark-based flags are keyword classifications of agent-written text and are not verified. Nothing here is an opinion of value about any property or a statement about any association's finances. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed.

IDX information is provided exclusively for consumers' personal, non-commercial use, and may not be used for any purpose other than to identify prospective properties consumers may be interested in purchasing. Data is deemed reliable but is not guaranteed accurate by the MLS. Data last updated September 7, 2026.