55+ Community · Cutler Bay, FL
Enclave At Black Point Ma Cutler Bay, FL Homes For Sale & Real Estate
Enclave At Black Point Ma, Cutler Bay, FL, is a 55+ community in Miami-Dade County with 1 home for sale right now. Enclave At Black Point Ma is an age-restricted 55+ community in Cutler Bay, Miami-Dade County, Florida, governed under the Housing for Older Persons Act (HOPA).
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Enclave At Black Point Ma Market at a Glance
Live MLS · Updated Oct 14, 2026
- Active Inventory
- 1
- New Listings (30d)
- 1
- Pending Sales
- 1
- Median List Price
- $735,000
- Avg Days on Market
- 18
Residential MLS data for Enclave At Black Point Ma, updated nightly. View full market reports →
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Market Overview
Enclave At Black Point Ma real estate market
There is 1 home for sale in Enclave At Black Point Ma right now. It is listed at $735,000, about $309 per square foot. With so few homes on the market, these asking prices describe that home rather than Enclave At Black Point Ma as a whole, so recent closed sales are the better guide to value here. These figures update from the MLS as the market moves.
Enclave At Black Point Ma Market Stats
MLS data updated October 14, 2026- Active Listings
- 1
- Median List Price
- $735,000
- Median $/Sq Ft
- $309
- Avg Days on Market
- 18
- Price Range
- $735,000 to $735,000
Frequently Asked Questions
- How many homes are for sale in Enclave At Black Point Ma?
- There is 1 home for sale in Enclave At Black Point Ma 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 Enclave At Black Point Ma 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 Enclave At Black Point Ma listings the day they reach the market.
- What do homes in Enclave At Black Point Ma cost?
- The one home for sale in Enclave At Black Point Ma is listed at $735,000, about $309 per square foot. An asking price is one seller's opinion, and with so few listings it says more about that house than about Enclave At Black Point Ma. Recent closed sales in Enclave At Black Point Ma are the better measure, and we can pull them for a specific home.
About Enclave At Black Point Ma
Enclave At Black Point Ma, Cutler Bay, FL, is a 55+ community in Miami-Dade County with 1 home for sale right now. Enclave At Black Point Ma is an age-restricted 55+ community in Cutler Bay, Miami-Dade County, Florida, governed under the Housing for Older Persons Act (HOPA). Homes are priced from $565,000 to $700,000. At least one resident per home must be 55 or older. Pure Equity lists homes in Enclave At Black Point Ma and represents buyers. Commission is negotiable, and what we are paid is agreed with you in writing before you commit to anything.
Homes & Architecture
Homes for sale in Enclave At Black Point Ma
Homes for sale in Enclave At Black Point Ma offer 3 bedrooms and 3 baths. Living areas are around 2,377 square feet. The mix here includes single family homes. The 5 most recent sales in Enclave At Black Point Ma had 3 to 5 bedrooms and 1,813 to 2,557 square feet, which is a fuller picture of the homes here than the current listings alone. Those homes were built between 2008 and 2013.
Schools
Schools near Enclave At Black Point Ma
Homes for sale in Enclave At Black Point Ma 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 Enclave At Black Point Ma is in Cutler Bay
Centred on the homes listed and recently sold in Enclave At Black Point Ma.
Recent Sales
Recently sold homes in Enclave At Black Point Ma
These are the last 5 recorded closings in Enclave At Black Point Ma, with the price each home actually sold for rather than what it was listed at. They closed at a median of $299 per square foot. The most recent closed on August 24, 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$624,900
Sold · August 24, 2026
22525 SW 105th Court
5 bed · 3 bath · 2,514 sqft · $249/sqft
Sold$565,000
Sold · July 10, 2026
23112 SW 104th Court
3 bed · 2 bath · 1,813 sqft · $312/sqft
Sold$562,500
Sold · May 15, 2026
10389 SW 224th Terrace
4 bed · 3 bath · 1,884 sqft · $299/sqft
$2,500 under the asking price
Sold$680,000
Sold · April 27, 2026
22917 SW 105th Avenue
4 bed · 2.5 bath · 2,557 sqft · $266/sqft
$19,999 under the asking price
Sold$730,000
Sold · February 9, 2026
23024 SW 104th Place
4 bed · 3 bath · 2,377 sqft · $307/sqft
See every recorded sale in Enclave At Black Point Ma or find out what your Enclave At Black Point Ma home is worth.
Under Contract
Homes under contract in Enclave At Black Point Ma
One home in Enclave At Black Point Ma is under contract right now. A buyer and seller have agreed to terms and the sale has not closed yet. Pending homes are a read on demand rather than on asking prices, and because they have not closed they show it earlier than sold comps do. If you are deciding what to list for in Enclave At Black Point Ma, this is what buyers are committing to today.
See what your Enclave At Black Point Ma home would sell for in this market, or track every pending sale in Enclave At Black Point Ma.
Market & Value
Enclave At Black Point Ma market and home values
The Enclave At Black Point Ma real estate market reads best through the community's own recent activity, not a county-wide average. Only one home is for sale in Enclave At Black Point Ma right now, listed at $735,000 or about $309 per square foot, so there is no meaningful asking median to compare with the Miami-Dade County figure. Recorded closings are the better guide, because they show what buyers in Enclave At Black Point Ma actually paid. For pricing an offer or a listing, comparable sales within Enclave At Black Point Ma 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 Enclave At Black Point Ma so you work from real numbers, not an estimate.
How It Compares
Enclave At Black Point Ma compared to nearby Cutler Bay communities
Enclave At Black Point Ma has only 1 home for sale, so its row reflects that listing 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.
| Community | Homes | Median | $/Sq Ft | Days |
|---|---|---|---|---|
| Cutler Cay | 18 | $1,142,000 | $269 | 73 |
| Saga Bay | 8 | $799,000 | $344 | 109 |
| Enclave At Black Point Ma this page | 1 | $735,000 | $309 | 18 |
| Bel Aire | 12 | $717,492 | $415 | 98 |
| Lakes By The Bay | 13 | $515,000 | $358 | 92 |
| The Courts At Bayshore | 22 | $304,900 | $302 | 127 |
| Le Club At Old Cutler Con | 10 | $235,000 | $241 | 67 |
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 Enclave At Black Point Ma right for you?
It helps to know who Enclave At Black Point Ma tends to suit before you tour. As an age-restricted community, Enclave At Black Point Ma fits active adults, downsizers, and seasonal residents who want a lock-and-leave home and a full social calendar. At least one resident usually needs to meet the age requirement, so confirm the specific age rule and any younger-spouse provision before you buy. Whether Enclave At Black Point Ma 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 Enclave At Black Point Ma
As an age-restricted community, Enclave At Black Point Ma centers on an active adult lifestyle, with amenities and a social calendar built for residents 55 and over.
Location
Enclave At Black Point Ma location
Enclave At Black Point Ma is located in Cutler Bay, part of Miami-Dade County, Florida. Residents are close to the shopping, dining, schools, and parks of the Cutler Bay area, with the wider job centers, beaches, and airports of the region within driving distance.
Buying in Enclave At Black Point Ma
Buying a home in Enclave At Black Point Ma
The buying process in Enclave At Black Point Ma 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 Enclave At Black Point Ma the day they reach the market.
Selling in Enclave At Black Point Ma
Selling a home in Enclave At Black Point Ma
Selling a home in Enclave At Black Point Ma 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 Enclave At Black Point Ma owners in Cutler Bay, so you can see what your property could sell for before you commit to listing.
Thinking of Selling?
What is your Enclave At Black Point Ma home worth?
Online estimates miss what makes a home different. Tell us about yours and a licensed listing agent will send you a pricing opinion based on what has actually closed near you in Enclave At Black Point Ma.
Listing agents and seller representation in Enclave At Black Point Ma
Thinking about selling in Enclave At Black Point Ma? The agent you pick shapes two numbers: what your home closes for, and how long it takes. A listing agent, also called a seller's agent, prices the property against what has actually closed nearby. They also prepare and market it, screen the offers that arrive, and negotiate the terms rather than just the price.
Conditions in Enclave At Black Point Ma sit close to balanced, which rewards sellers who price against real closed sales instead of neighboring asking prices.
Community-level detail matters most here. Association rules, what the fees cover, and which buildings sell fastest all affect your outcome. So does whether a buyer needs board approval before closing. None of it appears in a listing description. All of it decides whether a sale closes on time.
Pure Equity is a licensed Florida brokerage serving Enclave At Black Point Ma. Onias Derilus is the broker of record, Florida Real Estate Broker license BK3276618. A broker holds a higher license than an agent working under one. In practice that means the person advising you on price is also the one legally responsible for the file. That matters most when a deal gets complicated.
More on this: how listing agent commission works · selling a house with title problems
Realtors and real estate agents serving Enclave At Black Point Ma
People search for realtors, real estate agents, and real estate brokers more or less interchangeably. For most purposes the job title matters less than licensing and representation. Every licensed agent in Florida works under a broker. That broker carries final responsibility for the transaction.
What separates real estate professionals in Enclave At Black Point Ma is specificity. Can they answer questions about your street, not just your city? Ask what they have closed nearby and how they arrived at a price. A grounded answer cites particular recent sales. It also explains why those homes compare to yours. Vague reassurance is the warning sign.
More on this: how a flood zone affects your home value · does a busy street lower your home value? · what it costs to sell a house here
Buyer's agents in Enclave At Black Point Ma
A buyer's agent represents the purchaser rather than the owner. They identify properties that actually fit and research what comparable homes sold for, not what they asked. They also advise on offer strategy. Finally, they manage inspection and financing deadlines through to closing.
Where buyers have room to negotiate, as they do in Enclave At Black Point Ma, the leverage is only worth something if you know where it exists and what to ask for. If you are buying and selling at the same time, which is common for people moving within Miami-Dade County, sequencing the two is its own skill: contingencies, timing, and what happens if one closing slips all need planning before either home goes on the market.
What representation costs
Real estate commissions are negotiable. No law, multiple listing service, or association sets them. If an agent tells you there is a standard rate, they are misinforming you. What you pay is agreed between you and the brokerage you hire. Get it in writing before the work begins.
Industry rules changed in 2024. Now a buyer and their agent must put compensation in a written buyer agreement before touring homes together. Sellers may still offer to contribute toward the buyer's side. However, that is negotiated rather than assumed. It is worth thinking through with your listing agent before you go live.
More on this: how commission is actually structured · showings, access and what buyers notice · reading an offer properly
Buying Instead?
Search Enclave At Black Point Ma with someone local
We will tell you which listings are worth your time, what comparable homes actually closed for, and how to structure an offer that holds up through inspection and financing.
Frequently asked questions
How do I find a listing agent in Enclave At Black Point Ma?
Ask any listing agent you interview two questions. Which homes have they closed near Enclave At Black Point Ma, and how did they arrive at their suggested price? A grounded answer names recent closed sales. It also explains why those homes compare to yours. Optimistic pricing costs sellers more than almost any other decision. Verify the license too. Florida licenses are public and searchable through the state's DBPR portal. Pure Equity is a licensed brokerage serving Miami-Dade County. You can reach the broker directly at (561) 835-5400.
What does a seller's agent actually do?
A seller's agent prices the home against comparable closed sales. Before it goes live, they advise on repairs and presentation. Then they handle photography and marketing, and put the home in front of buyers and other agents. When offers arrive, they screen them and negotiate both price and terms. Terms matter as much as the number, because inspection windows, financing contingencies, and closing dates all affect whether an offer reaches the closing table.
How much does a real estate agent cost in Enclave At Black Point Ma?
Commissions are fully negotiable. No law or real estate board sets them. What you pay is whatever you and your brokerage agree to in writing before work begins. Since the 2024 rule changes, buyers and their agents must agree compensation in a written buyer agreement before touring homes. Any seller contribution toward the buyer's side is negotiated rather than automatic. Ask any agent you interview to put their fee in writing.
What is the difference between a realtor, a real estate agent, and a broker?
A real estate agent holds a state license to represent buyers and sellers. A broker holds a higher-level license and can operate a brokerage. That broker also carries final legal responsibility for the office's transactions. Realtor is a membership term for agents belonging to the National Association of Realtors. For someone buying or selling in Enclave At Black Point Ma, three practical questions matter. Is the person licensed, who do they represent in your transaction, and what can they actually tell you about your local market?
Do I need an agent to buy a home in Enclave At Black Point Ma?
You are not legally required to use one, but most buyers in Enclave At Black Point Ma do. A buyer's agent handles the parts that are easy to get wrong. That means identifying what comparable homes actually closed for, spotting condition or association issues early, and managing inspection and financing deadlines. Even in a slower market, negotiating room is only useful if you know where it exists.
Can one agent help me sell my current home and buy the next one?
Yes. For people moving within Miami-Dade County it is often the more practical route, because one person coordinates both timelines. Sequencing is the hard part. Should your purchase be contingent on your sale? How would you cover a gap if the closings do not line up? What happens if one side is delayed? Plan all of that before either home is listed, rather than after an offer arrives.
Public Records
Look up Enclave At Black Point Ma property records
Anything on this page that affects what a home costs to own, assessed value, exemptions, flood zone, is published by a public agency. These are the official sources, not our summaries of them.
Miami-Dade County Property Appraiser
Assessed value, homestead exemption status, and recorded sales history for any parcel.
FEMA Flood Map Service Center
Look up the official flood zone for an address before you budget for insurance.
Florida Department of Revenue, property taxes
How Florida assesses property, and which exemptions you can claim.
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