Old Cutler Palms Homes for Sale

Old Cutler Palms 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 $1,400,000 to $1,700,000. At least one resident per home must be 55 or older. Pure Equity lists homes in Old Cutler Palms 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 Old Cutler Palms and the Palmetto 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 3 Old Cutler Palms Palmetto Bay homes for sale as of October 2026. The median asking price is $3.3M. Asking prices run from $1.48M to $3.3M.

That is 121% above the Palmetto Bay median of $1.5M. On a per-foot basis, homes here ask about $860 per square foot, compared with $553 across Palmetto Bay. So the median price buys roughly 3,850 square feet of living area.

Listings here have averaged 46 days on the market. That is faster than the Palmetto Bay average of 99 days. As a result, buyers here should be ready to write an offer soon after a showing.

Homes listed in Old Cutler Palms date from 1994, so they are about 32 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.

At a median near $3.3M, Old Cutler Palms sits in the luxury tier of Palmetto Bay. Jumbo financing and proof of funds usually come up early in these negotiations.

Here is what the median Old Cutler Palms price means in Florida closing terms. At $3.3M, a 20% down payment comes to about $660,000, leaving a loan near $2.64M.

Florida then taxes that loan twice. First, documentary stamp tax on the note runs 35 cents per $100, or about $9,240. Next, the intangible tax of 0.2% adds about $5,280. 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 $19,800 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 Old Cutler Palms listings show assignments to Dr. Henry E. Perrine Academy Of The Arts (elementary) and Miami Palmetto (high). However, boundaries can change each year, so confirm the assignment for a specific address with Miami-Dade County Public Schools.