Black Creek Villas Homes for Sale

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.

Pure Equity Realty covers Black Creek Villas and the Cutler Bay area. We list for 1%, which includes photography, MLS syndication, and negotiation support. Buyers pay nothing for representation. For current market data, see Florida Realtors' market statistics.

Our MLS feed shows a single listing for Black Creek Villas Cutler Bay homes for sale as of October 2026. The median asking price is $399,000.

That is 33% below the Cutler Bay median of $595,000. On a per-foot basis, homes here ask about $263 per square foot, compared with $322 across Cutler Bay. So the median price buys roughly 1,500 square feet of living area. With so few listings, though, treat these figures as a snapshot rather than a trend.

Homes listed in Black Creek Villas date from 1975 to 1981. That puts them between 45 and 51 years old.

All of these homes predate Florida's 2002 statewide building code. So roof age, window protection and the wind mitigation report matter a great deal for insurance.

In addition, most Florida insurers ask for a four-point inspection on homes 30 years or older. It covers the roof, electrical, plumbing and HVAC. Updated systems usually make coverage easier to place.

Rentals in Black Creek Villas have a median asking rent of $2,700 per month, across 1 active rental listing. For comparison, the Cutler Bay median is $2,350, so rents here run 15% higher.

You can browse current Cutler Bay rentals or ask us for a rent estimate on a specific Black Creek Villas home.

Here is what the median Black Creek Villas price means in Florida closing terms. At $399,000, a 20% down payment comes to about $80,000, leaving a loan near $319,000.

Florida then taxes that loan twice. First, documentary stamp tax on the note runs 35 cents per $100, or about $1,117. Next, the intangible tax of 0.2% adds about $638. Buyers normally pay both at closing.

On the seller side, Miami-Dade charges deed stamps of 60 cents per $100 on a single-family home, about $2,394 at this price. Condos and other property types pay a higher rate.

Finally, owner-occupants should file for the Florida homestead exemption by March 1. It removes up to $50,000 of assessed value. After that, Save Our Homes caps yearly assessment increases at 3% or inflation, whichever is lower. To see what these numbers mean for your budget, get pre-approved before you tour.

Recent Black Creek Villas listings show assignments to Goulds (elementary), Cutler Bay Middle (middle) and Miami Southridge (high). However, boundaries can change each year, so confirm the assignment for a specific address with Miami-Dade County Public Schools.