Black Creek Villas Cutler Bay, FL Homes For Sale & Real Estate

Available Now

Active

Cutler Bay, FL · Single Family

22334 SW 103RD Court

$387,990

3 Bed2 Bath1,458 Sqft

Active

Cutler Bay, FL · Townhouse

22201 SW 103rd Avenue

$399,000

3 Bed2.5 Bath1,518 Sqft

Frequently Asked Questions

What have homes in Black Creek Villas sold for recently?

Eight homes closed between July 2025 and September 2026 at prices from $330,000 to $370,000. The median was $338,500, or about $233 a square foot. Most of those sales were three-bedroom, 2.5-bath townhouses of about 1,450 to 1,520 square feet. The one two-bedroom sale, a 1,035 square foot unit, closed at $330,000, which shows the smaller plan holds its value well.

What is the HOA fee in Black Creek Villas?

Every listing that states a fee shows $200 to $205 a month. Listings say it covers common areas, grounds maintenance and the recreation facilities, including the pool and tennis courts. Ask for the current budget, the reserve study and any planned special assessments before you buy, since a low fee can also mean thin reserves.

Is Black Creek Villas a gated community?

Several listings describe it as gated with a monitored entry, and most mention a security fence with phone or key-card access. Only one listing ticks the formal gated-community box, so the descriptions and the checkboxes do not fully agree. If controlled access matters to you, visit and confirm with the association how the entry works today.

How big are the townhomes in Black Creek Villas?

Most homes are townhouses with three bedrooms and 2.5 baths, in plans of about 1,458 and 1,518 square feet, and most listings describe two stories. A smaller two-bedroom plan runs about 1,035 square feet. Construction is concrete block, and most units have no garage, with parking in shared lots that include guest spaces.

How long do Black Creek Villas homes take to sell?

The median home sold in the past year spent 48 days on the market and closed at about 97 percent of its last list price. Homes priced inside the $330,000 to $370,000 range of recent sales tended to move. Homes listed well above it, such as one at $389,000, closed lower after negotiation.

Are pets allowed in Black Creek Villas?

Every listing that addresses pets says they are allowed. A couple of listings mention restrictions, including a size limit, and one notes that cats are allowed. Get the current pet rules from the association in writing before you buy, especially if you have a large dog or more than one pet.

Can you rent out a townhouse in Black Creek Villas?

One unit was recently offered for rent at $2,700 a month, so leasing does happen here. Most listings show no special restrictions, but one notes a rental restriction. Rules on lease terms and tenant approval are set by the association, so read the documents carefully before you buy a unit as an investment.

What schools serve Black Creek Villas?

Current MLS listings show Goulds Elementary, Cutler Bay Middle and Miami Southridge High for Black Creek Villas. Assignments can change from year to year as boundaries are redrawn, so confirm the school for a specific address with Miami-Dade County Public Schools before you rely on it for a purchase decision.

How many homes are for sale in Black Creek Villas?

There are 2 homes for sale in Black Creek Villas right now, and the count updates from the MLS nightly as homes come on the market and go under contract. Inventory this thin means a buyer who wants to live in Black Creek Villas is usually waiting for the next listing rather than choosing between several, so it pays to be ready before one appears. Ask us to set up a search alert and you will see new Black Creek Villas listings the day they reach the market.

What do homes in Black Creek Villas cost?

The homes for sale in Black Creek Villas are listed between $387,990 and $399,000. An asking price is one seller's opinion, and with so few listings it says more about those houses than about Black Creek Villas. Recent closed sales in Black Creek Villas are the better measure, and we can pull them for a specific home.

Is Black Creek Villas a gated community?

Yes. Black Creek Villas is a gated community with controlled access at the entrance.

About Black Creek Villas

Black Creek Villas, Cutler Bay, FL, is a gated community in Miami-Dade County with 2 homes for sale right now. Black Creek Villas is a community in Cutler Bay, Miami-Dade County, Florida. Active listings are priced from $345,000 to $374,500. Homes were built between 1975 and 1981. Pure Equity lists homes in Black Creek Villas and represents buyers. Commission is negotiable, and what we are paid is agreed with you in writing before you commit to anything.

Black Creek Villas is a small townhouse community in Cutler Bay, in south Miami-Dade, laid out along SW 103rd Avenue and SW 103rd Court in the 33190 zip code. Our MLS records show the homes built between 1974 and 1982. Almost everything that trades here is a townhouse of roughly 1,450 to 1,520 square feet with three bedrooms, plus a smaller two-bedroom plan of about 1,035 square feet. Most listings describe two-story layouts, with tile downstairs and bedrooms upstairs. Prices sit well below detached homes in the area, and the community pool, tennis courts and low association fee are a large part of the appeal for the owners and investors who buy here.

For an owner thinking about selling, the recent record is tight and easy to read. Eight Black Creek Villas homes closed between July 2025 and September 2026, at prices from $330,000 to $370,000. The median closing was $338,500, and the median price per square foot was about $233. The top sale was a three-bedroom, 1,458 square foot townhouse on SW 103rd Court that closed at $370,000 in March 2026. Two homes closed at the bottom of the range, $330,000: a 1,518 square foot three-bedroom in September 2026 and a 1,035 square foot two-bedroom in April 2026. That second sale works out to about $319 a square foot, which shows how well the smaller plan holds its value per foot.

Homes here have sold close to their asking prices, but rarely above them. The median sale closed at about 97 percent of the last list price, and the median home spent 48 days on the market. Two of the eight sold at exactly their list price. The widest gaps were a home listed at $389,000 that closed at $370,000, and another listed at $367,500 that closed at $334,000. The pattern is clear enough to act on. Buyers here watch their monthly payment closely, and a list price set well above the $330,000 to $370,000 band tends to sit and then come down, while a price inside it draws offers within a few weeks.

At the time of writing there was one Black Creek Villas home for sale, a three-bedroom, 2.5-bath townhouse of 1,518 square feet listed at $399,000, or about $263 a square foot. That asking price is above every closing in the past year, so it will be a useful test of whether the ceiling is moving. For a seller, one listing at a time means very little direct competition inside the community. The competition is other Cutler Bay townhouses at a similar price, which is why condition matters more than usual here. Recent sellers have pointed to impact windows, newer roofs, newer air conditioning and updated appliances, and those are the items buyers ask about first.

How should you price? Start with the floor plan. The 1,518 and 1,458 square foot three-bedroom plans have closed between $330,000 and $370,000, and the spread inside that band came down mostly to condition and updates. A unit with original kitchens and baths sits near the bottom of it. A unit with impact glass, a newer roof and an updated kitchen has a case for the top. The two-bedroom 1,035 square foot plan has its own small market, and the one recent sale at $330,000 is the best guide. We compare a home against the specific sales that match its plan and condition rather than against the community median, because a median this narrow hides real differences.

For buyers, the housing stock is simple. Our records show eight townhouses and one home recorded as a single-family residence, which on a lot of 0.05 acres is almost certainly an attached unit like its neighbors. Plans run from two bedrooms and two baths up to three bedrooms and 2.5 baths. Construction is concrete block, and most units have no garage, with parking in shared lots that several listings say include plenty of guest spaces. Many units have a small front courtyard or a fenced rear patio. Some sellers describe impact windows in every room, others only in the bedrooms with accordion shutters elsewhere, so check what protection a specific unit has before you get an insurance quote.

The association fee is low for a community with a pool. Every listing that states a fee shows $200 to $205 a month. Listings say the fee covers the common areas, grounds maintenance and the recreation facilities, and a few mention the pool by name. The amenities that show up most are a community pool, tennis courts and a clubhouse, with a picnic and barbecue area and a children's playground mentioned in some listings. Pets are allowed in every listing that addresses them, though a couple note restrictions such as a size limit. Water and sewer are public. Ask the association for the current budget, reserve study and any planned assessments, because a fee this low leaves little room for surprises.

Security is worth confirming in person. Most listings describe a security fence with phone or key-card entry, and several sellers describe the community as gated with a monitored entry, so visit to see how the entry works today. Rentals are part of the picture too. One unit was offered for rent recently at $2,700 a month, which against sale prices of $330,000 to $370,000 explains why investors look here. One listing notes a rental restriction, so read the association documents before you buy to lease. Schools listed for the community are Goulds Elementary, Cutler Bay Middle and Miami Southridge High.

If you are weighing Black Creek Villas against other south Miami-Dade options, the honest summary is that it trades newer construction for price and a low fee. These are 1970s and early-1980s homes, so plumbing, electrical panels, roofs and windows deserve close attention at inspection. In return, buyers get three bedrooms, a small yard and access to a pool and tennis courts for about $200 a month, in a location that listings repeatedly tie to quick access to Florida's Turnpike and US 1. For a seller, that same value story is the pitch: price inside the recent band, show the updates clearly, and the buyers are there.

Homes & Architecture

Homes for sale in Black Creek Villas

Homes for sale in Black Creek Villas offer 3 bedrooms and 2 to 2.5 baths. Floor plans span roughly 1,458 to 1,518 square feet. The mix here includes single family and townhouse homes. Current prices run from $387,990 to $399,000. The homes on the market were built between 1974 and 1982. The 8 most recent sales in Black Creek Villas had 2 to 3 bedrooms and 1,035 to 1,518 square feet, which is a fuller picture of the homes here than the current listings alone. Those homes were built between 1974 and 1999.

Schools

Schools near Black Creek Villas

Homes for sale in Black Creek Villas are typically zoned for the Cutler Bay public schools below, based on current MLS listings. Confirm the exact attendance zone for any specific address with the Miami-Dade County school district before you buy.

Elementary School

Goulds

Middle School

Cutler Bay Middle

High School

Miami Southridge

Map

Where Black Creek Villas is in Cutler Bay

Centred on the homes listed and recently sold in Black Creek Villas.

Recent Sales

Recently sold homes in Black Creek Villas

These are the last 8 recorded closings in Black Creek Villas, with the price each home actually sold for rather than what it was listed at. They closed at a median of $233 per square foot. The most recent closed on September 23, 2026. Closed sales are what an appraiser and a buyer's agent will look at, so they are the starting point for pricing a home here.

• 

  Sold

  $330,000

  Sold · September 23, 2026

  22105 SW 103rd Court

  3 bed · 2.5 bath · 1,518 sqft · $217/sqft

  $9,000 under the asking price

• 

  Sold

  $330,000

  Sold · April 30, 2026

  22105 SW 103rd Avenue

  2 bed · 2 bath · 1,035 sqft · $319/sqft

  $20,000 under the asking price

• 

  Sold

  $370,000

  Sold · March 2, 2026

  22304 SW 103rd Court

  3 bed · 2.5 bath · 1,458 sqft · $254/sqft

  $19,000 under the asking price

• 

  Sold

  $334,000

  Sold · February 13, 2026

  22315 SW 103rd Avenue

  3 bed · 2 bath · 1,458 sqft · $229/sqft

  $33,500 under the asking price

• 

  Sold

  $337,000

  Sold · January 30, 2026

  22014 SW 103rd Avenue

  3 bed · 2.5 bath · 1,518 sqft · $222/sqft

  $12,900 under the asking price

• 

  Sold

  $364,000

  Sold · December 30, 2025

  22265 SW 103rd Avenue

  3 bed · 2.5 bath · 1,518 sqft · $240/sqft

See every recorded sale in Black Creek Villas or find out what your Black Creek Villas home is worth.

Market & Value

Black Creek Villas market and home values

The Black Creek Villas real estate market reads best through the community's own recent activity, not a county-wide average. Only 2 homes are for sale in Black Creek Villas right now, too few for an asking median to say much about the community or to compare fairly with the Miami-Dade County figure. Recorded closings are the better guide, because they show what buyers in Black Creek Villas actually paid. For pricing an offer or a listing, comparable sales within Black Creek Villas carry more weight than any headline number, since homes of the same type and size set the real range. Pure Equity can pull the active and recently sold homes in Black Creek Villas so you work from real numbers, not an estimate.

How It Compares

Black Creek Villas compared to nearby Cutler Bay communities

Black Creek Villas has only 2 homes for sale, so its row reflects those listings rather than a community median. Price per square foot is the fairer comparison between communities, because it adjusts for the fact that one neighborhood builds bigger homes than another. Days on market shows how quickly each one is actually selling.

Medians come from active listings in each community and move as inventory turns over. They describe the homes currently for sale, not what any one home is worth.

Who It Suits

Is Black Creek Villas right for you?

It helps to know who Black Creek Villas tends to suit before you tour. Black Creek Villas works well for families and professionals who want the security and quieter streets of a gated community, often near the schools, shopping, and commuting routes of Cutler Bay. Whether Black Creek Villas is right for you depends on how you plan to use the home, full time or seasonally, and Pure Equity can walk you through the tradeoffs before you commit.

Amenities & Lifestyle

Living in Black Creek Villas

Daily life in Black Creek Villas is low-key and close to home. The community pool and tennis courts are the main gathering spots, and listings also mention a clubhouse, a barbecue and picnic area and a children's playground. Most residents park in shared lots, and several listings mention plenty of guest parking, which helps when family visits. Units have small front courtyards or fenced rear patios that work for grilling or a few potted plants. Sellers often mention Black Point Marina as a nearby draw for boating and waterfront dining, and shopping along US 1 is close. With pets allowed and a fee around $200 a month, it suits owners who want a simple, low-maintenance home without a large association budget behind it.

Location

Black Creek Villas location

Black Creek Villas has a Cutler Bay address in the 33190 zip code, in Miami-Dade County. The homes sit along SW 103rd Avenue and SW 103rd Court. Listings consistently describe quick access to Florida's Turnpike and US 1, and they mention Black Point Marina, several shopping areas and a mall nearby. That makes it a practical base for commuters who drive most days. Current MLS listings show the community assigned to Goulds Elementary, Cutler Bay Middle and Miami Southridge High. School boundaries can change from one year to the next, so confirm the assignment for a specific address with Miami-Dade County Public Schools before you buy.

Buying in Black Creek Villas

Buying a home in Black Creek Villas

The buying process in Black Creek Villas is the one used across Miami-Dade County. Getting a mortgage pre-approval first tells you your real budget and lets you move quickly when the right home comes up. Ask for the association's governing documents, budget, and reserve study before you write an offer. Association fees, any club or membership costs, and rules on rentals, pets, and leasing vary by community and materially affect the true cost of ownership. Property taxes factor into the monthly payment: the median annual property tax in Miami-Dade County is about $3,516. Florida's homestead exemption lowers the taxable value of a primary residence, and the Save Our Homes cap limits how fast that assessed value can rise from year to year. Budget for homeowners insurance as well. Rates in Florida reflect wind and flood exposure, so gather quotes early and check whether a specific address sits in a FEMA flood zone. Once you are under contract, plan for a home inspection and, if you are financing, a lender appraisal, both of which fall inside the inspection period. Working with an agent who knows Cutler Bay means you see new listings in Black Creek Villas the day they reach the market.

Selling in Black Creek Villas

Selling a home in Black Creek Villas

Selling a home in Black Creek Villas starts with pricing it correctly for current conditions. Homes that are decluttered, professionally photographed, and priced to recent comparable sales tend to draw the most interest in the first two weeks, when a listing is newest and gets the most views. Buyers in an association community also want to see the HOA or condo docs, the reserve study, and any pending or special assessments up front, so having those ready before you list avoids delays once you are under contract. Florida sellers usually pay the documentary stamp tax on the deed, currently $0.70 per $100 of the sale price in most counties, along with prorated property taxes and, by local custom in many areas, the owner's title insurance policy. We provide a no-obligation home valuation for Black Creek Villas owners in Cutler Bay, so you can see what your property could sell for before you commit to listing.

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