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

Old Cutler Con, Cutler Bay: condo fees, what sold, and what is for sale today

As of September 7, 2026, the typical Old Cutler Con condo listed for sale carries an association fee of $585 a month, 42% above the Cutler Bay condo median of $413. 9 units are for sale, 1 more are under contract, and 1 of them have cut their asking price. Over the twelve months September 2025 to August 2026, 10 Old Cutler Con condos closed at a median $237,450, a median 3% under their original asking price.

Small sample: Old Cutler Con 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$585Cutler Bay condos $413; 9 listings state a fee

Condos sold: median price, 12 months$237K10 closings September–August 2026; $216 per sq ft

Median condo asking price$230K9 for sale; $258 per sq ft

Have cut their price1 of 9of the units for sale today

Months of supply10.89 for sale ÷ 0.8 sales a month

Built1988buildings 30+ years old fall under Florida milestone inspection rules

For buyers and sellers: Sellers here are asking a median $230,000 while the last twelve months of sales closed at a median $237,450, 97% of the original asking price. That gap, plus 9 competing units and 10.8 months of supply at the current sales pace, is the pricing reality a Old Cutler Con seller starts from; a buyer should budget $585/mo in fees on the typical unit and ask what a quote well under $585 leaves out.

The story for media: "10 condominiums in Old Cutler Con, Cutler Bay, sold between September 2025 and August 2026 at a median price of $237,450, or 97% of their original asking price, while 9 remain for sale with a median association fee of $585 a month, according to PBP Real Estate's daily analysis of BeachesMLS data as of September 7, 2026."

What condos actually sold in Old Cutler Con, month by month

10 condo closings from September 2025 to August 2026, median $237,450; 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.

97%of original asking price, median condo sale98.1% of the final asking price

$216condo sold price per square footasking today $258

30days to sell, mediancumulative days on market of closed sales

60%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 $260,000. 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 Old Cutler Con fee sits among Cutler Bay condos

Old Cutler Con median $585/mo against the Cutler Bay middle half ($355 to $499) and median ($413); 78.3% 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.

What the Old Cutler Con fee includes, as entered by listing brokers

Structure maintenance 62.5%
Grounds 62.5%
Common areas 50%
Security 50%
Trash 50%
Water 37.5%
Pool 37.5%
Building insurance 25%
Sewer 12.5%
Roof 12.5%

Share of the 8 Old Cutler Con 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 Old Cutler Con today

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

10%of condos are under contract1 of 10 listings

1condos with a price cutof 9 for sale

26median days on marketcumulative, relistings included

$210K–$265Kcondo asking price rangemedian $230,000

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

1mention a special assessment1 of 9 listings; 1 describe it as pending or buyer-paid

0state an age restriction (55+)0 of 9 listings; confirm with the association

0mention a required membership0 of 9 listings

0mention a land or recreation lease0 of 9 listings

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.

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.

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Property typeThinking of selling

Which Old Cutler Con 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 Old Cutler Con? Email me when a new Old Cutler Con unit lists, or browse every unit for sale.

Old Cutler Con questions, answered from the data

What is the condo fee in Old Cutler Con, Cutler Bay?

As of September 7, 2026, the median monthly-equivalent association fee across the 9 Old Cutler Con condominiums for sale that state a fee is $585. That is 42% above 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 Old Cutler Con sell for?

10 Old Cutler Con condominiums closed between September 1, 2025 and August 31, 2026 at a median $237,450 ($216 per square foot), ranging from $220,000 to $260,000. The median sale closed at 97% of the original asking price and 98.1% of the final asking price, after a median 30 cumulative days on market. 60% 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 Old Cutler Con condos are for sale, and are prices being cut?

9 Old Cutler Con condominiums are listed for sale as of September 7, 2026, asking from $210,000 to $265,000 with a median of $230,000; 1 more is under contract. 1 of the active condo listings has reduced the price at least once. The median active condo listing has been on the market 26 cumulative days, relistings included. At the last twelve months' sales pace that inventory is 10.8 months of supply.

Does Old Cutler Con have special assessments, age restrictions or membership requirements?

We report what listing agents wrote, not what the association has decided. Among the 9 Old Cutler Con listings for sale, 1 mentions a special assessment in the public remarks (1 describe one as pending or carried by the buyer); 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 Old Cutler Con 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 Old Cutler Con, 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. Old Cutler Con 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 Old Cutler Con 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.