Cutler Bay today
What this means
Values in Cutler Bay are about flat (+0.6% in a year), now 2.1% below the Feb 2025 peak.
Permits January to September 2026: 121 homes, 384% more than 2025.
Rents are area estimates; check comps for the exact house. Sources and method: how these figures are built.
Quick facts
| Cutler Bay | vs Miami-Dade County | vs Florida | |
|---|---|---|---|
| Population | 44,750 (2025 estimate) | ||
| Growth since 2020 | -1.5% | -5.2 pts | -10.4 pts |
| Median home value | $472,700 | 2% higher | 32% higher |
| Median gross rent | $1,978 | 8% higher | 19% higher |
| Median household income | $89,244 | 24% higher | 20% higher |
| Owner occupied homes | 69.7% | +17.5 pts | +2.1 pts |
| Residents 65 and older | 16.9% | same | -4.4 pts |
| Average commute (minutes) | 38 | 24% higher | 36% higher |
| Homes built 2010 or later | 7.3% | -4.1 pts | -6.9 pts |
| Median property tax paid | $4,095 | 9% higher | 50% higher |
Census survey figures are 2020 to 2024 averages; methods.
Living in Cutler Bay
Town in southern Miami Dade about 18 miles southwest of downtown, on low coastal land west of Biscayne Bay, reshaped by Hurricane Andrew in 1992.
Cutler Bay is an incorporated town in Miami-Dade County, with its own zoning and rental rules.
Known for: Black Point Marina; Biscayne National Park nearby
Getting around and growth: Grew as a supply point when the railroad came south in the early 1900s.
Against the Miami-Dade County averages, less of the housing is in apartment and condo buildings (17.9% vs 44.7%); more homes are owner occupied (69.7% vs 52.2%); commutes are longer (38 vs 31 minutes) and household incomes are higher ($89,244 vs $71,753).
Cities with similar prices and rents: Winter Garden ($476,000, $1,963), Tamiami ($482,100, $1,939), Oviedo ($454,000, $1,955).
Growth and housing
Population went from 45,426 in 2020 to 44,750 in 2025 (-1.5%), versus 3.7% for Miami-Dade County.
| 2025 building permits | Cutler Bay |
|---|---|
| Single family | 7 |
| 5 or more units | 0 |
| Total units | 31 |
| Per 1,000 residents | 0.7 |
Median year built: 1984. Most housing is single family (65.8%). Average household size is 3.08.
Out of state arrivals: 0.4% of residents a year, versus 1.3% countywide.
Risks to price in
| Risk item | Detail |
|---|---|
| County average homeowners insurance with wind | $5,975 a year |
| Hurricanes tied to Miami-Dade County since 2000 | Katrina (2005) |
| Coastal county | check flood zone and elevation per address |
With 44.6% of the stock built before 1980, budget for roof, electrical and plumbing updates. Inspections
Large buildings hold 12.8% of homes here; read the reserve study before buying a condo. Condo financing
Flood, storms and jobs
Cutler Bay has its own flood program rating: CRS class 3, which takes 35% off federal flood premiums in high risk zones. 226 flood claims ($1,939,604) have come from Cutler Bay since 2000. The Miami-Dade County guide covers storms, flood claims and employers; 40.5% of county homes are in high risk flood zones.
Buying a home in Cutler Bay
| 2026 loan limits (county) | Amount |
|---|---|
| FHA, one unit | $667,000 |
| Conforming, one unit | $832,750 |
| Median home value here | $472,700 |
Price to income: 5.3x, compared with 6.5x for the county.
- Conventional: the most common loan in Miami-Dade County.
- FHA: $194,300 of room between the median home and the FHA limit.
Investing in Cutler Bay
Long term rentals
| Cutler Bay | vs Miami-Dade County | |
|---|---|---|
| Renter occupied homes | 30.3% | -17.5 pts |
| Rental vacancy | 4.5% | -1.0 pts |
| Rent as share of renter income | 37.6% | -0.6 pts |
Short term rentals
Vacation home share is below the county (0.4% vs 4.6%), so nightly demand here is thinner.
| Short term rental taxes | Rate |
|---|---|
| County tourist development tax | 6% |
| State sales tax | 6% plus any county surtax |
Rules vary street by street; verify zoning and HOA limits early. State rules
Property types
| Housing stock | Share |
|---|---|
| Single family detached | 65.8% |
| Buildings with 5+ units | 17.9% |
| Manufactured homes | 0.2% |
Nearby
Other Florida markets
Sources
- U.S. Census Bureau, American Community Survey 2020 to 2024 5 year estimates. 2020 to 2024.
- U.S. Census Bureau, Population Estimates, Vintage 2025. July 1, 2025.
- U.S. Census Bureau, Building Permits Survey, 2025 annual. 2025.
- FFIEC HMDA Data Browser, originated loans. 2025 and 2024.
- LendingTree: 2026 FHA loan limits in Florida by county (HUD figures). 2026.
- Florida Realtors: FHFA sets 2026 conforming loan limits. 2026.
- Florida Office of Economic and Demographic Research: 2026 local option tourist tax rates. 2026.
- Florida Office of Insurance Regulation, July 2026 Insurance Stability Unit report (average homeowners premium with wind, as of March 31, 2026). March 31, 2026.
- Freddie Mac Primary Mortgage Market Survey. week of October 22, 2026.
- Wikipedia: List of counties in Florida. checked October 2026.
- U.S. Census Bureau county adjacency file. 2024.
- Wikipedia county article and statewide lists (colleges, teams, airports); Florida Defense Support Task Force installation map. checked October 2026.
- Wikipedia article for this place (history, setting, roads). checked October 2026.
- Zillow Home Value Index (ZHVI), all homes, middle tier, smoothed and seasonally adjusted. September 2026.
- Federal Housing Finance Agency House Price Index (county annual, metro and state quarterly, all transactions). through Q2 2026.
- U.S. Census Bureau, Building Permits Survey, January to September 2026 and 2025. September 2026.
- FEMA OpenFEMA, NFIP Residential Penetration Rates. as of August 2026.
- FEMA OpenFEMA, FIMA NFIP Redacted Claims (2000 to 2026). as of September 2026.
- FEMA OpenFEMA, NFIP Community Status Book (Community Rating System class). August 2026.
- FEMA OpenFEMA, Disaster Declarations Summaries (2000 to 2026). October 2026.
- U.S. Census Bureau, County Business Patterns 2023. 2023.
- U.S. Census Bureau, ACS 2020 to 2024, median gross rent by bedrooms (B25031). 2020 to 2024.
- Hurricane landfalls: Wikipedia, List of Florida hurricanes (2000 to present). checked October 2026.
Estimates from public data; they change over time. General information, not investment, tax or legal advice, and not a loan offer. Methods and assumptions.