Villas At Cutler Bay Cond Homes for Sale

Villas At Cutler Bay Cond is a residential community in Cutler Bay, Florida.

Pure Equity Realty covers Villas At Cutler Bay Cond 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 Villas At Cutler Bay Cond Cutler Bay homes for sale as of October 2026. The median asking price is $199,000.

That is 67% below the Cutler Bay median of $595,000. On a per-foot basis, homes here ask about $260 per square foot, compared with $322 across Cutler Bay. So the median price buys roughly 750 square feet of living area. With so few listings, though, treat these figures as a snapshot rather than a trend.

Listings here have averaged 85 days on the market. That tracks the Cutler Bay average of 91 days, so pricing and terms follow the wider city market.

Homes listed in Villas At Cutler Bay Cond date from 1968, so they are about 58 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.

Condo buyers should also know Florida's 2022 condo safety law. It requires milestone structural inspections for buildings three stories or taller as they age. It also requires a structural integrity reserve study. Before you sign, request both reports and the current reserve balance.

Villas At Cutler Bay Cond is a condo building. Also request the association budget, recent minutes and any special assessments before you sign.

Rentals in Villas At Cutler Bay Cond have a median asking rent of $1,700 per month, across 5 active rental listings. For comparison, the Cutler Bay median is $2,350, so rents here run 28% lower.

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

Here is what the median Villas At Cutler Bay Cond price means in Florida closing terms. At $199,000, a 20% down payment comes to about $40,000, leaving a loan near $159,000.

Florida then taxes that loan twice. First, documentary stamp tax on the note runs 35 cents per $100, or about $557. Next, the intangible tax of 0.2% adds about $318. 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 $1,194 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 Villas At Cutler Bay Cond listings show assignments to Dr. Henry E. Perrine Academy Of The Arts (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.