South Florida HOA Fee Index: townhouses and villas · updated daily · as of October 12, 2026 · Cutler Bay, Miami-Dade County, Florida

Cutler Bay HOA fees: $150 monthly median in the retained sample after exclusions and trimming

As of October 12, 2026, the median monthly-equivalent fee for Cutler Bay townhouses and villas is $150 in the retained usable-fee sample after exclusions and percentile trimming: 30 retained of 32 active listings (32 valid fees before trimming). 25th and 75th percentiles: $98 and $226. Small sample: 30–39 valid fees before trimming; read with caution.

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.

Retained samples after exclusions and trimming: Cutler Bay $150; five counties $309 per month

Source: PBP Real Estate analysis of BeachesMLS listings permitted for internet display, analytically classified as remaining townhouses and villas after condominium classification. Fee measures use the retained usable-fee sample after exclusions and geography-specific percentile trimming; recorded monthly equivalents, not verified payments. As of Oct 12, 2026. Retained sample n=30, after exclusions and each geography's p1/p99 trim. Year, area and price measures require usable fields: fee per area uses LivingArea ≥300, n=29; annual fee/price uses ListPrice ≥$20,000, n=30.

For buyers and sellers: Use the sample as a comparison, not a unit-specific budget. Ask for the association budget, current fees, coverage and special assessments; a listing does not verify them.

The story for media: "The median monthly fee in Cutler Bay's retained usable-fee sample after exclusions and percentile trimming is $150, compared with $309 in the separately trimmed five-county sample, according to PBP Real Estate analysis of BeachesMLS as of October 12, 2026."

Median monthly fee$150n=30 retained after exclusions and trimming; p25 $98, p75 $226

Monthly fee / living area$0.08LivingArea ≥300; n=29; 10–29: caution

Annual fee / current ask0.36%ListPrice ≥$20,000; n=30; 10–29: caution

Fees of $500 or more0%n=30 retained after exclusions and trimming

Two usable association layers0%0 / 30; does not verify all charges

Recorded quarterly frequency3.3%n=30 retained after exclusions and trimming

For sellers

Pricing a home is a skill. Start with the current competition and recent closed sales.

31.2% of active townhouse and villa listings in Cutler Bay have a recorded asking price below their original list price. For fee comparisons, the retained usable-fee sample after exclusions and percentile trimming contains 30 listings.

The data comes from the segment and recorded fields available in PBP Real Estate's BeachesMLS feed, as of the date shown. Gia Freer, Broker of Record, turns comparable sales and current competition into one written pricing opinion for your townhouse or villa, with the reasoning, before it goes live.

No website estimate, no automated number: a written opinion of value prepared by hand, within one business day.

31.2%Recorded below original

68.8%Not recorded as below originalMay include unchanged prices, increases and missing-price records; not a never-cut count.

32 townhouses and villas for sale in Cutler Bay. Source: BeachesMLS, as of October 12, 2026. Information is deemed reliable but not guaranteed. Seller Blink Rate™ is the share of active listings with a recorded asking price below the original list price. The denominator is all active listings in the segment. The complement may include unchanged prices, increases and missing-price records; it does not establish a price history. Small sample: 30–39 listings; read with caution.

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

Buying instead? Browse Cutler Bay listings with the fee shown on every home, or compare every South Florida city.

Fee medians can change when the listing mix changes; they do not track the same owners' charges. 2 of 32 valid-fee records were outside the city percentile boundaries, not verified errors.

Association fees are part of a buyer's carrying-cost comparison. In the dated retained townhouse-and-villa sample for Cutler Bay, compare the median, distribution, recorded construction-year and asking-price groups. Coverage fields and remark flags are prompts to request current association documents; the fee amount alone does not determine who maintains the roof, exterior or insurance.

Key takeaways

Cutler Bay median townhouse and villa HOA fee: $150/mo across 30 retained listings as of October 12, 2026, 51% below the South Florida median of $309/mo (35th highest of 36 tracked cities).
The middle half of Cutler Bay fees runs $98 to $226 a month; 70% are under $200 and 0% are $500 or more.
Median year built across the retained sample: 2006.
1 Cutler Bay townhouse and villa communities have their own daily report page linked below.

How are recorded monthly fees distributed in Cutler Bay's retained sample?

Monthly-equivalent fee distribution in the retained usable-fee townhouse and villa sample after exclusions and city p1/p99 trimming, Cutler Bay, n=30. Median $150.

In the retained usable-fee sample after exclusions and trimming, 70% are below $200 monthly and 0% are $500 or more. 25th and 75th percentiles: $98 and $226. Equal quartiles do not establish a dominant community. Separate medians for fee, area and price do not describe one “median unit.”

Cutler Bay seller edition, October 2026

Keep these Cutler Bay numbers. We update them every day.

One page built from the figures on this page: what sold, what is sitting, what cut price, and what that means if you plan to sell in the next year. Houses and condos kept separate. Emailed now, then a fresh edition at the start of each month.

How do Cutler Bay HOA fees vary by construction decade?

Retained usable-fee sample after city trimming, Cutler Bay: monthly-equivalent fee by recorded YearBuilt decade. Groups below 10 are not interpreted; 10–29 require caution. Counts use records with usable fees and years.

The local construction-age comparison requires at least 10 listings in each group with usable fees and years. No regional figure is substituted. Ask for the association budget, coverage and reserve documents instead of inferring them from age or fee level.

How do Cutler Bay HOA fees change with asking price?

Asking price band	Listings	Median fee / month	Fee as share of price / year
Under $250K	0	too few	—
$250K to $500K	28	$150	0.39%
$500K to $1M	2	too few	—
$1M and up	0	too few	—

The annual-fee/current-asking-price ratio compares recorded carrying costs within the retained sample. It does not establish a relationship between fees and price or a buyer's final payment. Groups below 10 are not interpreted; 10–29 require caution.

What coverage is recorded in Cutler Bay? Shares use 26 retained listings with a coverage field

Within the retained sample after exclusions and trimming, each coverage share uses the 26 records with at least one coverage item, not all 30 retained records. Items can overlap; blank fields do not establish absence.

Two fees of $150 are not the same fee if one includes the roof, exterior maintenance, insurance and a reserve contribution and the other buys lawn service and a gate. Compare coverage first, dollars second. Where the MLS record leaves the field blank the listing is simply not counted here.

What sits on top of the HOA fee in Cutler Bay? Special assessments, memberships and leases

These keyword flags use all 30 retained records after exclusions and trimming, including records without remarks. Land-lease flags also use the recorded land-lease field. We add no charges inferred from remarks. Neither positive nor blank flags independently verify an obligation or its absence.

0%Special assessment mentioned0 of 30 listings; listing remarks mention a special assessment in any form

0%Assessment described as pending or ongoing0 of 30 listings; remarks describe an assessment the buyer would carry (monthly balance, buyer assumes, through a future year)

0%Assessment described as paid or none0 of 30 listings; remarks say there is no assessment or the seller has paid it

0%Club or equity membership required0 of 30 listings; remarks describe a mandatory club, golf, social or equity membership

0%Capital contribution at closing0 of 30 listings; remarks mention a capital contribution or working-capital payment

0%Land or recreation lease0 of 30 listings; MLS land-lease field set, or remarks mention a land or recreation lease

0%Reserves described as funded0 of 30 listings; remarks describe reserves as funded, healthy or strong

Which Cutler Bay townhouse and villa communities are for sale, and what do they ask in HOA fees?

1 Cutler Bay community report go deeper than this table: fee position, twelve months of closed sales, price cuts, bedroom mix, legal regime and neighborhood breakdowns, updated daily. Linked names below open them.

No Cutler Bay community has five or more townhouses or villas for sale today, so no community table is shown.

All 1 Cutler Bay community report

Available Cutler Bay townhouse-and-villa community reports compare fees, closed sales, recorded asking-price differences and bedroom mix. Refresh is scheduled daily; use each report's own date, qualifying counts and methodology. Recorded legal indicators are not independent legal determinations.

Lakes By the Bay Jay · 2 on the market · 8 sold in 12 months

Are Cutler Bay HOA fees rising? Trend since tracking began

Median monthly-equivalent fee, Cutler Bay, daily since 2026-09-29: $150 to $150.

More live Cutler Bay data

PBP Real Estate analysis of BeachesMLS listings. Refresh is scheduled daily; read each index’s own date and sample.

Seller Blink Rate™ and recorded days42.5%65 of 153 active Cutler Bay houses listings are recorded below original asking; not a complete historyAs of October 12, 2026. Recorded CDOM: median 49 days, n=153 nonmissing.See Cutler Bay price cuts →Condo association fees$420/momedian fee in 56 retained Cutler Bay condominium listings after exclusions and percentile trimmingAs of October 12, 2026. p25–p75: $356–$554.See Cutler Bay condo fees →Rentals: annual and season$2,400/momedian asking rent across 127 Cutler Bay lease listings8% are offered furnished; season runs November into late April or early MaySee Cutler Bay rentals →Cutler Bay market report212houses and condominiums for sale in Cutler Bay right nowMedian prices, inventory and days on market, houses and condominiums reported separatelySee the Cutler Bay market →

Own a home or condo in Cutler Bay? What is my home worth in Cutler Bay? Current sale prices, houses and condos separate

Cutler Bay seller edition, October 2026

Keep these Cutler Bay numbers. We update them every day.

For journalists: the Cutler Bay HOA fee numbers, ready to run

The English news kit offers headline options, a lede, a fact box, quotes, standalone charts and methodology. Use the download's own figures, statistical date and revision notice; it is not necessarily the same edition as this page. Current-kit refresh is scheduled daily. Free to reuse with attribution to PBP Real Estate analysis of BeachesMLS listing data. No form, no gate.

Headline options today

Cutler Bay townhouse or villa monthly homeowners association fees have a median of $150 in the retained usable-fee sample of 30 listings, 51% below the five-county median. Small sample: 32 valid before trimming; 30 retained. A few listings can materially change these figures.
In Cutler Bay's retained usable-fee sample (30 listings after exclusions and percentile trimming), 0% have monthly-equivalent fees of $500 or more and 70% are below $200. Small sample: 32 valid before trimming; 30 retained. A few listings can materially change these figures.
Cutler Bay's retained usable-fee sample (n=30): reported monthly-equivalent homeowners association fees range from $98 to $226 at the 25th to 75th percentiles. Small sample: 32 valid before trimming; 30 retained. A few listings can materially change these figures.

Quotable

"The median monthly-equivalent homeowners association fee in Cutler Bay's retained usable-fee sample (n=30), after exclusions and percentile trimming, is $150, compared with $309 in the separately trimmed five-county sample. Small sample: 32 valid before trimming; 30 retained. A few listings can materially change these figures."

Download

Need a number or a licensed quote

Gia Freer, Broker of Record (Lic. BK689801) · 561-395-8418 · info@pbpre.com · same-day response Monday to Saturday. All city kits: pbprealestate.com/press.

What should a buyer or seller do with these numbers?

Buyers

Use $150 a month, or $0.08 per square foot, as the Cutler Bay midpoint; ask why a home sits far outside $98 to $226.
Ask what the fee covers before you compare dollars: roof, exterior, lawn, insurance, gate. Then ask for the current budget and reserve schedule. 0% of Cutler Bay listings bring up a special assessment on their own.
Check the tax legal description: a townhouse organized as a condominium carries condominium rules, insurance and reserve requirements, whatever the listing calls it.
If the community has a master association, confirm both layers are in the quoted fee; 0% of Cutler Bay listings show two.

Sellers

State the fee, its billing cycle and what it covers in the listing; buyers compare against this page and against 30 other Cutler Bay townhouses and villas.
If an assessment is paid or none is pending, say so plainly; 0% of your competition already does.
A fee above $226 is not a defect if the coverage justifies it; list the coverage.

Media writers

Angle: Cutler Bay HOA fees on townhouses and villas run 51% below the five-county median ($150 vs $309); 0% of listings ask $500 or more.
Attribute page figures to PBP Real Estate analysis of BeachesMLS listing data, as of October 12, 2026. For a download, use its own date, figures and revision; refresh is scheduled daily, not guaranteed.

Questions people actually ask about Cutler Bay HOA fees

What is the median fee in Cutler Bay?

How are fee frequencies and association layers handled?

Within the retained sample after exclusions and percentile trimming, 3.3% have quarterly frequency. Quarterly fees are divided by three, semiannual by six and annual by twelve. Usable MLS fee layers are summed. 0 of 30 retained listings (0%) have a second layer. Unusable fee records are excluded rather than assigning a missing frequency.

What does the fee cover, and are assessment mentions verified?

Within the retained sample after exclusions and percentile trimming, 26 listings record at least one coverage item: Common areas: 73.1%; Grounds: 53.8%; Security: 30.8%; Pool: 19.2%; Recreation facilities: 15.4%; Trash: 15.4%. Coverage shares use that denominator. Assessment mentions are 0 of 30 retained listings (0%), classified by keywords; no charges inferred from remarks are added to the fee. A blank field does not verify absence. Ask the association for current budget, coverage and charges.

Which denominators and date apply?

How to cite this page

Free to reuse with attribution and a link to PBP Real Estate. Copy the line below; the URL is permanent and always shows the latest figures.

PBP Real Estate analysis of BeachesMLS listing data, "Cutler Bay HOA fees on townhouses and villas, South Florida HOA Fee Index," as of October 12, 2026, https://www.pbprealestate.com/hoa-fees-cutler-bay/

Method: South Florida Condo and HOA Fee Index. Every kit and chart: pbprealestate.com/press. Questions or a licensed quote: Gia Freer, Broker of Record (Lic. BK689801), 561-395-8418.

How these figures are built

Snapshot 2026-10-12; retrieved 2026-10-12T07:11:33.195899+00:00; aggregate generated 2026-10-12T07:22:53+00:00; source 60778 rows, SHA-256 0cf11ed97d8471c3ce32d06290b8e5a05bcba9366b43de8b97222d3f29ef5563. Statistical date, retrieval and publication are distinct. “Cutler Bay” groups the MLS City field within the five counties. It can span county lines and is not a municipal-boundary verification. The county comparison is calculated separately and can include this city's listings.Active segment counts by recorded county: Miami-Dade: 32.

Quarterly fees are divided by three, semiannual by six and annual by twelve; usable association layers are summed. Unusable fee records are excluded rather than guessing frequency. Current-price-band annual ratios use positive asking prices in the band, n shown; the overall annual ratio uses ListPrice ≥$20,000. These denominators are not interchangeable.

Fee statistics describe the retained usable-fee sample after exclusions and percentile trimming, not every property for sale. Monthly-equivalent fees below the 1st or above the 99th percentile are excluded within each geographic sample. City, county and five-county samples are trimmed separately; the region is not a median of city medians. Publication requires 30 valid-fee listings before trimming; retained n is stated separately. A city with 30–39 valid-fee listings is a small sample. Secondary measures use further qualifying fields and their own denominators. Segments follow recorded tax legal description and MLS subtype. A legal description recording a condominium takes priority, including townhouse, villa or single-family forms. Condominium and Stock Cooperative subtypes remain condominiums when the legal is silent or describes a parent parcel, including new-build units. Remaining Townhouse and Villa listings are grouped in the HOA Fee Index; houses are remaining SingleFamilyResidence listings. These are analytical field classifications, not an independent determination of legal regime. “Cutler Bay” groups the MLS City field within the five counties. It can span county lines and is not a municipal-boundary verification. The county comparison is calculated separately and can include this city's listings. 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 October 12, 2026.

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