MEDIAN SALE PRICE
$568K
▼ 1.3% YoY
MEDIAN $/SF
$318
▼ 3.0% YTD
ACTIVE INVENTORY
247
for sale
SOLD VS. ORIGINAL ASK
96.3%
NEW98.4% of final list
DAYS TO CONTRACT
48
NEW91 to close
MARKET PULSE
0.21
Buyer's market
Price cuts (trailing 30d): 69 · 27.9% of active · maturing to a full 30-day share
MEDIAN SALE PRICE OVER TIME
MARKET PULSE
cutler-bay
BUYER'S ADVANTAGE
Today 0.21 · Miami-Dade County 0.17
MARKET SUMMARY · 12 MONTHS
| Median sale price | $568K | |
| Median $/SF | $318 | |
| Median days on market | 94 | |
| Total sales (12mo) | 497 | |
| New listings (12mo) | 751 | |
| Sold ÷ original ask NEW | 96.3% | |
| Sold ÷ final list price NEW | 98.4% | |
| Sold below original ask NEW | 76% | |
| Median days to contract NEW | 48 | |
| Median days to close NEW | 91 | |
| How buyers paid NEW | 18% cash · 78% fin. · 3% n/d | |
| Months of supply | — | 6.0 |
| Sale-to-just-value | — | 1.28× |
| Owner-occupied | — | 72.7% |
TIER HEALTH · NEW VS. ABSORBED
| TIER | MEDIAN | NEW | ABS. | BALANCE |
| $1–2M | $1.2M | 6 | 4 | BALANCED |
| Under $1M | $577K | 55 | 31 | BUILDING 1.8:1 |
Fixed tiers per §2.2b · new = listed 30d · absorbed = closed 30d.
TIME TO SELL · LISTING TO CLOSING
NEW48
days, listing → contract
35
days, contract → closing
91
days, listing → closing
| Condos & townhomes · 114 | 60 days to contract · 107 to close · 95.8% of original ask |
| Single-family · 383 | 44 days to contract · 83 to close · 96.4% of original ask |
How long homes took to go under contract
Medians of 497 closed sales, Nov 2025 – Oct 2026. Days are counted from the listing date.
HOW BUYERS PAID
NEW19%
cash share of disclosed sales
Financing reported on 97% of sales (480 of 497).
Cash: paid entirely in cash. Financed: any mortgage or loan, including a mix of cash and loan. Not disclosed: payment method not reported, or reported only as “Other” / 1031 exchange. 497 closed sales of homes, Nov 2025 – Oct 2026.
WHAT LISTING SITES CAN'T SEE PUBLIC RECORDS · RECORDED DEEDS
72.7%
Owner-occupied (homestead)
1.28×
Sale-to-just-value ratio
44.1%
Homes sold, 10-yr
-3.0%
Appreciation YTD · $/SF CLOSED SALES
Appreciation YTD compares the median price per square foot of closed sales so far this year against the same period last year. Price per square foot rather than median price, because a median price moves with which homes sold — over this span South Beach ran +1.9% on median price but −4.3% per square foot. Effective tax rate: modeling in progress — the county roll carries no millage field, so we show “—” rather than an estimate.
TOP NBHDS · MEDIAN PRICE
| Cutler Cay | $1.17M |
| Whispering Pines Estates | $769K |
| Bel Aire | $699K |
| Cutler Ridge | $650K |
| Lakes By The Bay | $530K |
| Lakes By The Bay Eve | $430K |
FASTEST SELLING · DOM
| Lakes By The Bay | 59 |
| Bel Aire | 68 |
| Cutler Ridge | 74 |
| Whispering Pines Estates | 84 |
| Lakes By The Bay Eve | 88 |
| Cutler Cay | 99 |
NBHDS PERFORMANCE · $/SF
| Whispering Pines Estates | $453 |
| Cutler Ridge | $423 |
| Bel Aire | $406 |
| Lakes By The Bay | $330 |
| Cutler Cay | $269 |
| Lakes By The Bay Eve | $257 |
RENTAL MARKET for-lease · separate from the for-sale figures above
$2,350/mo
Median asking rent
126
Active rentals
46
New listings (30d)
46
Median days on market
CONDO BUILDINGS IN CUTLER BAY
Most active buildings by for-sale inventory · full building directory →
MARKET NARRATIVE
The for-sale market in Cutler Bay, Miami-Dade County, is carrying 247 active listings this week at a median list price of $600,000. Fresh supply arrived over the past month — 61 new listings — against 53 pending sales, putting the market pulse at 0.21, a buyer's market. Homes are taking a median of 94 days on market. For context, Miami-Dade County runs at a 0.17 pulse. If inventory keeps outpacing contracts, buyers gain room to negotiate.
Generated from this week's snapshot · every figure cited appears on this page
FREQUENTLY ASKED · CUTLER BAY
How much do homes cost in Cutler Bay?
The median sale price in Cutler Bay is $568K over the trailing 90 days, and the median list price is $600,000.
Is Cutler Bay a buyer's or seller's market?
Cutler Bay is currently a buyer's market. Its market pulse — pending sales divided by active listings — is 0.21; readings at or above 0.60 favor sellers and below 0.40 favor buyers.
How many homes are for sale in Cutler Bay?
There are 247 active for-sale listings in Cutler Bay as of snapshot 2026-W45, updated weekly.
How long do homes take to sell in Cutler Bay?
Homes in Cutler Bay spend a median of 94 days on market.
What is the price per square foot in Cutler Bay?
The median list price per square foot in Cutler Bay is $318.
What share of Cutler Bay homes are owner-occupied?
About 72.7% of homes in Cutler Bay are owner-occupied (homestead), per public property records.
How often do homes sell in Cutler Bay?
About 44.1% of homes in Cutler Bay have changed hands over the past decade — roughly 4.4% per year — based on qualified arm's-length sales in public deed records.
How long do homeowners typically own in Cutler Bay?
Homeownership in Cutler Bay skews long-term: only about 44% of homes had a qualified sale in the past decade, so roughly 56% of owners have held 10+ years, per public deed records.
Are home prices in Cutler Bay rising or falling?
The median sale price in Cutler Bay is $568K, down 1.3% year over year and the median price per square foot is up 1.0%. Figures compare the trailing 90 days to the same period a year earlier.
How much housing inventory does Cutler Bay have?
Cutler Bay has about 6.0 months of supply — active for-sale listings divided by the average monthly pace of closed sales over the trailing 12 months. Below roughly six months typically favors sellers; above it favors buyers.
Every figure above appears elsewhere on this page · snapshot 2026-W45.