55+ Community · Palmetto Bay, FL
Cutler Hammock Palmetto Bay, FL Homes For Sale & Real Estate
Cutler Hammock, Palmetto Bay, FL, is a 55+ community in Miami-Dade County with 2 homes for sale right now. Cutler Hammock is an age-restricted 55+ community in Palmetto Bay, Miami-Dade County, Florida, governed under the Housing for Older Persons Act (HOPA).
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Cutler Hammock Market at a Glance
Live MLS · Updated Oct 14, 2026
- Active Inventory
- 2
- New Listings (30d)
- 2
- Pending Sales
- 2
- Median List Price
- $2,185,250
- Closed Sales (September)
- 2
- Avg Days on Market
- 19
Residential MLS data for Cutler Hammock, updated nightly. View full market reports →
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Market Overview
Cutler Hammock real estate market
There are 2 homes for sale in Cutler Hammock right now. They are listed at $1,895,000 and $2,475,500. With so few homes on the market, these asking prices describe those homes rather than Cutler Hammock as a whole, so recent closed sales are the better guide to value here. These figures update from the MLS as the market moves.
Cutler Hammock Market Stats
MLS data updated October 13, 2026- Active Listings
- 2
- Median List Price
- $2,185,250
- Median $/Sq Ft
- $651
- Avg Days on Market
- 19
- Price Range
- $1,895,000 to $2,475,500
Frequently Asked Questions
- How many homes are for sale in Cutler Hammock?
- There are 2 homes for sale in Cutler Hammock 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 Cutler Hammock 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 Cutler Hammock listings the day they reach the market.
- What do homes in Cutler Hammock cost?
- The homes for sale in Cutler Hammock are listed between $1,895,000 and $2,475,500. An asking price is one seller's opinion, and with so few listings it says more about those houses than about Cutler Hammock. Recent closed sales in Cutler Hammock are the better measure, and we can pull them for a specific home.
About Cutler Hammock
Cutler Hammock, Palmetto Bay, FL, is a 55+ community in Miami-Dade County with 2 homes for sale right now. Cutler Hammock is an age-restricted 55+ community in Palmetto Bay, Miami-Dade County, Florida, governed under the Housing for Older Persons Act (HOPA). Homes are priced from $1,300,000 to $2,700,000. At least one resident per home must be 55 or older. Pure Equity lists homes in Cutler Hammock 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 Cutler Hammock
Homes for sale in Cutler Hammock offer 5 bedrooms and 3.5 to 4 baths. Floor plans span roughly 2,722 to 4,080 square feet. The mix here includes single family homes. Current prices run from $1,895,000 to $2,475,500. The 10 most recent sales in Cutler Hammock had 4 to 6 bedrooms and 2,111 to 4,459 square feet, which is a fuller picture of the homes here than the current listings alone. Those homes were built between 1973 and 1979.
Schools
Schools near Cutler Hammock
Homes for sale in Cutler Hammock are typically zoned for the Palmetto 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
- Dr. Henry E. Perrine Academy Of The Arts
- High School
- Miami Palmetto
Map
Where Cutler Hammock is in Palmetto Bay
Centred on the homes listed and recently sold in Cutler Hammock.
Recent Sales
Recently sold homes in Cutler Hammock
These are the last 10 recorded closings in Cutler Hammock, with the price each home actually sold for rather than what it was listed at. They closed at a median of $508 per square foot. The most recent closed on September 15, 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$1,275,000
Sold · September 15, 2026
7885 SW 179th Terrace
4 bed · 3.5 bath · 3,056 sqft · $417/sqft
$100,000 under the asking price
Sold$1,100,000
Sold · September 14, 2026
7864 SW 179th Terrace
4 bed · 2 bath · 2,164 sqft · $508/sqft
$199,000 under the asking price
Sold$1,650,000
Sold · August 31, 2026
7201 SW 174th Street
6 bed · 4.5 bath · 4,459 sqft · $370/sqft
$345,000 under the asking price
Sold$1,375,000
Sold · August 5, 2026
7844 SW 179th Terrace
4 bed · 3 bath · 2,673 sqft · $514/sqft
$24,000 under the asking price
Sold$1,476,500
Sold · June 30, 2026
7500 SW 175th Street
4 bed · 2 bath · 2,276 sqft · $649/sqft
$118,500 under the asking price
Sold$2,250,000
Sold · June 9, 2026
7231 SW 174th Street
5 bed · 3 bath · 3,023 sqft · $744/sqft
$75,000 under the asking price
| Address | Closed | Sold for | Beds / baths | Sq ft | $/sq ft |
|---|---|---|---|---|---|
| 7521 SW 175th Street | June 5, 2026 | $1,175,000 | 5 / 3.5 | 2,722 | $432 |
| 7845 SW 179th Terrace | May 15, 2026 | $1,500,000 | 4 / 3 | 2,812 | $533 |
| 7701 SW 176th Street | February 12, 2026 | $1,073,000 | 4 / 2 | 2,111 | $508 |
| 7804 SW 178th Terrace | December 24, 2025 | $950,000 | 4 / 2 | 2,130 | $446 |
See every recorded sale in Cutler Hammock or find out what your Cutler Hammock home is worth.
Market & Value
Cutler Hammock market and home values
The Cutler Hammock real estate market reads best through the community's own recent activity, not a county-wide average. Only 2 homes are for sale in Cutler Hammock 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 Cutler Hammock actually paid. For pricing an offer or a listing, comparable sales within Cutler Hammock 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 Cutler Hammock so you work from real numbers, not an estimate.
How It Compares
Cutler Hammock compared to nearby Palmetto Bay communities
Cutler Hammock 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.
| Community | Homes | Median | $/Sq Ft | Days |
|---|---|---|---|---|
| Cutler Hammock this page | 2 | $2,185,250 | $651 | 19 |
| Lychee Nut Grove | 2 | $1,775,000 | $553 | 167 |
| Southwood | 3 | $1,295,000 | $670 | 104 |
| Bel Aire Sec 16 | 5 | $749,900 | $496 | 54 |
| Casa Granada | 3 | $269,500 | $347 | 93 |
| Village Homes Condos At | 4 | $194,950 | $266 | 129 |
| Villagio At Palmetto Bay | 3 | $179,000 | $311 | 55 |
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 Cutler Hammock right for you?
It helps to know who Cutler Hammock tends to suit before you tour. As an age-restricted community, Cutler Hammock 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 Cutler Hammock 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 Cutler Hammock
As an age-restricted community, Cutler Hammock centers on an active adult lifestyle, with amenities and a social calendar built for residents 55 and over.
Location
Cutler Hammock location
Cutler Hammock is located in Palmetto Bay, part of Miami-Dade County, Florida. The Palmetto Bay area's shopping, dining, schools, and parks are all nearby, and the region's job centers, beaches, and airports are within driving distance.
Buying in Cutler Hammock
Buying a home in Cutler Hammock
The buying process in Cutler Hammock 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 Palmetto Bay means you see new listings in Cutler Hammock the day they reach the market.
Selling in Cutler Hammock
Selling a home in Cutler Hammock
Selling a home in Cutler Hammock 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 Cutler Hammock owners in Palmetto Bay, so you can see what your property could sell for before you commit to listing.
Thinking of Selling?
What is your Cutler Hammock 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 Cutler Hammock.
Listing agents and seller representation in Cutler Hammock
Thinking about selling in Cutler Hammock? 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 Cutler Hammock 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 Cutler Hammock. 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 to cancel a listing agreement · short sales in Florida, and when they make sense
Realtors and real estate agents serving Cutler Hammock
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 Cutler Hammock 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: zestimate vs CMA: how accurate are online estimates? · what affects home value in South Florida? · selling in a difficult situation
Buyer's agents in Cutler Hammock
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 Cutler Hammock, 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 · timing a listing in the Florida market · buying and selling at the same time
Buying Instead?
Search Cutler Hammock 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 Cutler Hammock?
Ask any listing agent you interview two questions. Which homes have they closed near Cutler Hammock, 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 Cutler Hammock?
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 Cutler Hammock, 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 Cutler Hammock?
You are not legally required to use one, but most buyers in Cutler Hammock 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 Cutler Hammock 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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