Last updated October 12, 2026
Cutler Bay home prices, September 2026
What is my home worth in Cutler Bay?
What Cutler Bay houses and condominiums actually sold for, kept separate, and what moves the number on your street. A written opinion of value from a broker, not a number produced by software.
See what your Cutler Bay home is worth
Prepared by Gia Freer from BeachesMLS data. No automated estimate is published on this site.
Cutler Bay in September 2026, single-family
Single-family homes only; condominiums and townhouses are reported separately below. Based on information from BeachesMLS, retrieved October 12, 2026. Listings permitted for internet display. Information deemed reliable but not guaranteed.
For sellers
Pricing a home is a skill. Start with the current competition and recent closed sales.
42.5% of active single-family house listings in Cutler Bay have a recorded asking price below their original list price.
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 home, 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.
Request a pricing opinion for your property
Price my home correctlyReviewed by Gia Freer, Broker of Record (Lic. BK689801). Reply within one business day. No automated estimate is published on this site.
Selling? Pricing correctly is a skill. Gia Freer prices your home from this data before it goes live.
Ask Ava about this dataPrice my home correctlyShort answer: the median single-family home in Cutler Bay closed at $630,000 over the last twelve months on 358 sales, and the median condominium or townhouse at $330,000 on 106 sales, on BeachesMLS data retrieved October 12, 2026. No citywide figure is your number. The middle half of house sales alone ran from $560,000 to $728,750. What your home is worth is decided by the closed sales that match it in size, water, age and condition, which is what a written comparative market analysis is for, and what no website can produce for you.
Key takeaways
- In Cutler Bay, a house that went under contract inside 30 days gave up 0% of its original asking price; one that took more than 180 days gave up 9.4%.
- Four things move a Cutler Bay price more than the citywide median does: living area, water, whether the house has a pool, and when it was built.
- September 2026 closed 25 houses against 29 in August 2026, and 12 condominiums and townhouses against 10.
- The first asking price is the most expensive decision in the sale.
Houses and condominiums in Cutler Bay, kept separate
Blending them hides exactly the thing you need to see. A Cutler Bay house and a Cutler Bay condominium are two markets with different buyers, different financing, and different clocks.
| Cutler Bay | Single-family homes | Condos and townhouses |
|---|---|---|
| Closed in the last twelve months | 358 | 106 |
| Median closing price | $630,000 | $330,000 |
| Middle half of closing prices | $560,000 to $728,750 | $248,500 to $399,675 |
| Median price per square foot | $348 | $251 |
| Middle half, price per square foot | $295 to $401 | $234 to $285 |
| Median days to go under contract | 44 | 59 |
| Closed below original asking price | 72.8% | 84.0% |
| Typical close as a share of original asking | 96.5% | 96.2% |
| Typical close as a share of final asking | 98.7% | 97.9% |
| On the market today | 143 | 88 |
| Median asking price today | $700,000 | $314,950 |
| Months of supply at the current pace | 4.8 | 10.0 |
Based on information from BeachesMLS, retrieved October 12, 2026. Information deemed reliable but not guaranteed. Listings are provided 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.
Last month against the month before
| Cutler Bay | September 2026 | August 2026 | Change | Year to date (January 1 to October 12, 2026) |
|---|---|---|---|---|
| Single-family homes: closed sales | 25 | 29 | -4 | 294 |
| Single-family homes: median closing price | not published (25 sales, under the 30-sale floor) | not published (29 sales, under the 30-sale floor) | not published (under 30 sales) | $630,000 |
| Condos and townhouses: closed sales | 12 | 10 | +2 | 85 |
| Condos and townhouses: median closing price | not published (12 sales, under the 30-sale floor) | not published (10 sales, under the 30-sale floor) | not published (under 30 sales) | $325,000 |
Based on information from BeachesMLS, retrieved October 12, 2026. Information deemed reliable but not guaranteed. Listings are provided 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.
September 2026 closed 25 houses against 29 in August 2026, and 12 condominiums and townhouses against 10. Single months here fall under our 30-sale floor for a median, so we print counts and let the twelve-month figures carry the price picture. One month is weather, not climate: a handful of closings in either direction moves a monthly median more than the market moved. We read it, but we price off the twelve-month table below and the specific comparable sales, not off this line.
What moves the number in Cutler Bay
Four things move a Cutler Bay price more than the citywide median does: living area, water, whether the house has a pool, and when it was built. Each is measured below from the same twelve months of closed sales. Condition, updates since the last sale, and the street itself are the fifth, sixth and seventh, and they are the ones no dataset holds.
| Cutler Bay houses by living area, last twelve months | Closed sales | Median closing price | Median price per sq ft |
|---|---|---|---|
| 0 to 1500 sq ft | 93 | $549,000 | $403 |
| 1500 to 2500 sq ft | 189 | $635,000 | $334 |
| 2500 to 3500 sq ft | 49 | $775,000 | $277 |
| 3500 sq ft and up | 20 | not published (under 30 sales) | not published (under 30 sales) |
| Cutler Bay condominiums by living area, last twelve months | Closed sales | Median closing price | Median price per sq ft |
|---|---|---|---|
| 0 to 1000 sq ft | 27 | not published (under 30 sales) | not published (under 30 sales) |
| 1000 to 1500 sq ft | 48 | $327,500 | $252 |
| 1500 sq ft and up | 31 | $410,000 | $251 |
Based on information from BeachesMLS, retrieved October 12, 2026. Information deemed reliable but not guaranteed. Listings are provided 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.
The smallest houses in Cutler Bay close at the highest price per square foot ($403 against $277 for the largest band with enough sales to measure). Multiplying your square footage by the citywide median will overstate a large house and understate a small one. The comparable sales have to be the same size class as yours.
Houses with a private pool in Cutler Bay
| Last twelve months | Private pool | No pool |
|---|---|---|
| Closed sales | 120 | 238 |
| Median closing price | $699,995 | $590,000 |
| Median price per square foot | $367 | $337 |
| Median days to go under contract | 44 | 44 |
Based on information from BeachesMLS, retrieved October 12, 2026. Information deemed reliable but not guaranteed. Listings are provided 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.
A pool house in Cutler Bay closed at $699,995 against $590,000, but per square foot the gap is +9%, because pool houses are also larger houses. The pool is worth what the comparable pool sales in your subdivision say it is worth, and nothing else.
Newer and older houses in Cutler Bay
| Last twelve months | Built 2000 or later | Built before 2000 |
|---|---|---|
| Closed sales | 116 | 242 |
| Median closing price | $680,000 | $615,000 |
| Median price per square foot | $309 | $359 |
| Median days to go under contract | 46 | 41 |
Based on information from BeachesMLS, retrieved October 12, 2026. Information deemed reliable but not guaranteed. Listings are provided 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.
Houses built since 2000 closed at $309 per square foot against $359 for older stock (median year built 1987). For an older house the question a buyer's lender and inspector will ask is roof, electrical, plumbing and permit history, and the price has to answer it first.
What a wrong first price costs in Cutler Bay
| Houses: days to go under contract | Closed sales | Share | Median cut from original asking |
|---|---|---|---|
| 0 to 30 days | 131 | 36.6% | 0% |
| 31 to 90 days | 127 | 35.5% | 4.5% |
| 91 to 180 days | 63 | 17.6% | 7.3% |
| More than 180 days | 37 | 10.3% | 9.4% |
| Condominiums: days to go under contract | Closed sales | Share | Median cut from original asking |
|---|---|---|---|
| 0 to 30 days | 27 | 25.5% | not published (under 30 sales) |
| 31 to 90 days | 44 | 41.5% | 3.6% |
| 91 to 180 days | 21 | 19.8% | not published (under 30 sales) |
| More than 180 days | 14 | 13.2% | not published (under 30 sales) |
Based on information from BeachesMLS, retrieved October 12, 2026. Information deemed reliable but not guaranteed. Listings are provided 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.
In Cutler Bay, a house that went under contract inside 30 days gave up 0% of its original asking price; one that took more than 180 days gave up 9.4%. The first asking price is the most expensive decision in the sale. It is why the comparative market analysis comes before the sign, not after the first month of silence.
What would a website never know about your home?
Three things, and they are usually the largest adjustments in the analysis. First, what you have done since the last sale: a roof, impact windows, a kitchen, a permitted addition. Second, the street: the house behind yours backing onto a preserve, or onto a parking lot. Third, for a condominium, the association's reserve position, insurance renewal and any pending assessment, which a buyer's lender will read before approving the loan. We deliberately do not publish an instant online estimate, because an estimate that cannot see those three things is not an opinion of value. It is arithmetic on a ZIP code.
How the comparative market analysis is prepared
- Tell us the address and what you have done to the home. The form on this page asks the open question most websites never ask.
- Gia pulls the closed sales that actually match. Same subdivision or building first, then the same size class and age, from our own BeachesMLS feed, and walks the property before saying a number.
- You receive a written opinion of value with the sales attached, and a net sheet showing what reaches you after payoff and costs. Within one business day. It is not a lender's report and no software generates it.
Related, for Cutler Bay owners: the Cutler Bay real estate market, houses and condominiums; Cutler Bay real estate statistics; price cuts in Cutler Bay; condo fees in Cutler Bay.
Other Miami-Dade County cities, same method, each with its own figures: what is my home worth in Aventura; what is my home worth in Bal Harbour; what is my home worth in Bay Harbor Islands; what is my home worth in Biscayne Park; what is my home worth in Coconut Grove; what is my home worth in Coral Gables; what is my home worth in Doral; what is my home worth in Florida City; what is my home worth in Hialeah; what is my home worth in Hialeah Gardens; what is my home worth in Homestead; what is my home worth in Key Biscayne; what is my home worth in Miami; what is my home worth in Miami Beach; what is my home worth in Miami Gardens; what is my home worth in Miami Lakes; what is my home worth in Miami Shores; what is my home worth in Miami Springs; what is my home worth in North Bay Village; what is my home worth in North Miami; what is my home worth in North Miami Beach; what is my home worth in Opa-locka; what is my home worth in Palmetto Bay; what is my home worth in Pinecrest; what is my home worth in South Miami; what is my home worth in Sunny Isles Beach; what is my home worth in Surfside.
Gia Freer, our Broker of Record, has been licensed in Florida since 2000 (BK689801) and prepares every opinion of value personally. PBP Real Estate, LLC, Boca Raton.
Start with the number
A written comparative market analysis of your Cutler Bay home from our own BeachesMLS data, prepared by hand by our Broker of Record, with the sales it rests on attached. Use the form below, or call (561) 395-8418.
A practical first step
Tell Gia what you are considering
Share the property and your timing. Gia will review it personally and tell you what information she needs before preparing a written opinion of value.
Home prices in Cutler Bay: questions
What is the median home price in Cutler Bay right now?
Kept separate, as they must be: the median single-family home in Cutler Bay closed at $630,000 over the last twelve months on 358 sales, and the median condominium or townhouse at $330,000 on 106 sales. The middle half of house sales alone ran from $560,000 to $728,750. A single median is not your number. BeachesMLS data retrieved October 12, 2026.
How much is my house worth per square foot in Cutler Bay?
The median house closed at $348 per square foot, but the middle half of sales ranged from $295 to $401. Size, water, lot, age and condition each move that figure, and the rate is not flat across size classes (the table on this page shows it band by band where there are enough sales). Multiply your square footage by a median and you will be wrong in a predictable direction. The median condominium closed at $251 per square foot, but the middle half of sales ranged from $234 to $285.
Can I get an instant home estimate for Cutler Bay?
Not from us, deliberately. Software cannot see the condition of your kitchen, what you have done since the last sale, which side of the street you are on, or the association's reserve position. We prepare a written comparative market analysis by hand from the same BeachesMLS sales shown on this page, and the sales it rests on are attached to it. Within one business day.
How long does it take to sell a home in Cutler Bay?
Over the last twelve months the median house went under contract in 44 days and the median condominium in 59 days. Add roughly 30 to 45 days from contract to closing for a financed buyer. There are 143 houses and 88 condominiums on the market today, which is 4.8 and 10.0 months of supply at the current pace.
Do homes in Cutler Bay sell for asking price?
Mostly not. For houses, 72.8% of house sales closed below their original asking price and the typical house closed at 96.5% of what it first asked; for condominiums, 84.0% of condominium sales closed below their original asking price and the typical condominium closed at 96.2% of what it first asked. Against the final asking price, after any reductions, the typical house closed at 98.7% and the typical condominium at 97.9%. The cut grows with every month on the market, which the table on this page shows band by band where there are enough sales.
Is the Cutler Bay market moving up or down this month?
September 2026: 25 house closings against 29 the month before, and 12 condominium closings against 10. Single months fall under our 30-sale floor for a reliable median here, so we report counts. One month does not set your price; the specific comparable sales do.
What sellers say
PBP Real Estate holds 85 Google reviews at an average of 5.0 out of 5. Every quote below is a verbatim excerpt from a public review on that profile, shortened only where marked.
After more than a year trying to sell my condo to no avail, here comes Gia and with her sincere persona and professionalism, she sold my condo within 3 weeks.
★★★★★ Rosa S. · Google review, February 2020
Gia and John from PBP Real Estate exceeded expectations in selling my mother's Delray Beach condo, which had previously failed to sell with another firm. Despite being in New York, I experienced excellent communication and responsiveness via phone, text, and email, making the remote process, including the closing, stress-free.
★★★★★ Robert S. · Google review, December 2024
I needed to sell my mothers home from out of state and Gia made the whole process very easy. She helped me getting the right people to get the house emptied and cleaned.
★★★★★ Roger D. · Google review, December 2024
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