South Florida Condo Fee Index · updated daily · as of October 18, 2026 · Cutler Bay, Miami-Dade County, Florida
Cutler Bay condo fees: $413 monthly median in the retained sample after exclusions and trimming
As of October 18, 2026, the median monthly-equivalent fee for Cutler Bay condominiums is $413 in the retained usable-fee sample after exclusions and percentile trimming: 53 retained of 56 active listings (54 valid fees before trimming). 25th and 75th percentiles: $355 and $500.
The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed.
Source: PBP Real Estate analysis of BeachesMLS listings permitted for internet display. Fee measures use the retained usable-fee sample after exclusions and geography-specific percentile trimming; recorded monthly equivalents, not verified payments. As of Oct 18, 2026. Retained sample n=53, after exclusions and each geography's p1/p99 trim. Year, area and price measures require usable fields: fee per area uses LivingArea ≥300, n=53; annual fee/price uses ListPrice ≥$20,000, n=53.
For buyers and sellers: Use the sample as a comparison, not a unit-specific budget. Ask for the association budget, current fees, coverage and special assessments; a listing does not verify them.
The story for media: "The median monthly fee in Cutler Bay's retained usable-fee sample after exclusions and percentile trimming is $413, compared with $800 in the separately trimmed five-county sample, according to PBP Real Estate analysis of BeachesMLS as of October 18, 2026."
For sellers
Pricing a home is a skill. Start with the current competition and recent closed sales.
37.5% of active condo listings in Cutler Bay have a recorded asking price below their original list price. For fee comparisons, the retained usable-fee sample after exclusions and percentile trimming contains 53 listings.
The data comes from the segment and recorded fields available in PBP Real Estate's BeachesMLS feed, as of the date shown. Gia Freer, Broker of Record, turns comparable sales and current competition into one written pricing opinion for your condo, with the reasoning, before it goes live.
No website estimate, no automated number: a written opinion of value prepared by hand, within one business day.
Request a pricing opinion for your property
Buying instead? Browse Cutler Bay listings with the fee shown on every unit, or compare every South Florida city.
Selling a condo? Pricing correctly is a skill. Gia Freer prices yours from this data, with the association fee factored in.
Ask Ava about this dataPrice my condo correctlyFee medians can change when the listing mix changes; they do not track the same owners' charges. 1 of 54 valid-fee records were outside the city percentile boundaries, not verified errors.
Association fees are part of a buyer's carrying-cost comparison. In the dated retained sample for Cutler Bay, compare the median, distribution, recorded construction-year and asking-price groups. Coverage fields and remark flags are prompts to request current association documents, not verified charges or explanations of why fees differ.
Key takeaways
- Cutler Bay median condo fee: $413/mo across 53 retained listings as of October 18, 2026, 48% below the South Florida median of $800/mo (66th highest of 69 tracked cities).
- The middle half of Cutler Bay fees runs $355 to $500 a month; 71.7% are under $500 and 0% are $1,000 or more.
- Post-2005 construction carries a median fee 37% below pre-1995 construction ($368/mo vs $585/mo).
- 4 of 53 listings (7.5%) mention a special assessment in public remarks; that is what agents wrote, not an association fact.
- 2 Cutler Bay condominium developments have their own daily report page linked below.
How are recorded monthly fees distributed in Cutler Bay's retained sample?
Source: PBP Real Estate analysis of BeachesMLS listings permitted for internet display. Fee measures use the retained usable-fee sample after exclusions and geography-specific percentile trimming; recorded monthly equivalents, not verified payments. As of Oct 18, 2026. Retained sample n=53, after exclusions and each geography's p1/p99 trim. Year, area and price measures require usable fields: fee per area uses LivingArea ≥300, n=53; annual fee/price uses ListPrice ≥$20,000, n=53.
In the retained usable-fee sample after exclusions and trimming, 71.7% are below $500 monthly and 0% are $1,000 or more. 25th and 75th percentiles: $355 and $500. Separate medians for fee, area and asking price do not describe one “median unit.”
How do Cutler Bay condo fees vary by construction decade?
Source: PBP Real Estate analysis of BeachesMLS listings permitted for internet display. Fee measures use the retained usable-fee sample after exclusions and geography-specific percentile trimming; recorded monthly equivalents, not verified payments. As of Oct 18, 2026. Retained sample n=53, after exclusions and each geography's p1/p99 trim. Year, area and price measures require usable fields: fee per area uses LivingArea ≥300, n=53; annual fee/price uses ListPrice ≥$20,000, n=53.
In Cutler Bay's retained usable-fee sample after exclusions and percentile trimming, 32 listings recorded as built in 2005 or later have a median monthly fee of $368; 18 recorded as built before 1995 have a median of $585. Groups of 10–29 require caution. This does not identify the cause of a difference. Ask for the association budget and applicable inspection and reserve documents; the age comparison does not determine legal obligations or what a fee covers.
How do Cutler Bay condo fees change with asking price?
| Asking price band | Listings | Median fee / month | Fee as share of price / year |
|---|---|---|---|
| Under $250K | 19 | $500 | 2.86% |
| $250K to $500K | 34 | $368 | 1.5% |
| $500K to $1M | 0 | too few | — |
| $1M and up | 0 | too few | — |
Source: PBP Real Estate analysis of BeachesMLS listings permitted for internet display. Fee measures use the retained usable-fee sample after exclusions and geography-specific percentile trimming; recorded monthly equivalents, not verified payments. As of Oct 18, 2026. Retained sample n=53, after exclusions and each geography's p1/p99 trim. Year, area and price measures require usable fields: fee per area uses LivingArea ≥300, n=53; annual fee/price uses ListPrice ≥$20,000, n=53. Rows under 10 listings are not read.
The annual-fee/current-asking-price ratio compares recorded carrying costs within the retained sample. It does not prove that fees rise with price or describe a buyer's final payment. Groups below 10 are not interpreted; 10–29 require caution.
What coverage is recorded in Cutler Bay? Shares use 47 retained listings with a coverage field
Source: PBP Real Estate analysis of BeachesMLS listings permitted for internet display. Fee measures use the retained usable-fee sample after exclusions and geography-specific percentile trimming; recorded monthly equivalents, not verified payments. As of Oct 18, 2026. Retained sample n=53, after exclusions and each geography's p1/p99 trim. Year, area and price measures require usable fields: fee per area uses LivingArea ≥300, n=53; annual fee/price uses ListPrice ≥$20,000, n=53.
Two fees of $413 are not the same fee if one includes building insurance, water and a reserve contribution and the other does not. Compare coverage first, dollars second. Where the MLS record leaves the field blank the listing is simply not counted here.
What sits on top of the fee in Cutler Bay? Special assessments, memberships and leases
These keyword flags use all 53 retained records after exclusions and trimming, including records without remarks. Land-lease flags also use the recorded land-lease field. We add no charges inferred from remarks. Neither positive nor blank flags independently verify an obligation or its absence.
Source: PBP Real Estate analysis of BeachesMLS listings permitted for internet display. Fee measures use the retained usable-fee sample after exclusions and geography-specific percentile trimming; recorded monthly equivalents, not verified payments. As of Oct 18, 2026. Retained sample n=53, after exclusions and each geography's p1/p99 trim. Year, area and price measures require usable fields: fee per area uses LivingArea ≥300, n=53; annual fee/price uses ListPrice ≥$20,000, n=53. Remarks classified by keyword; 53 of 53 listings carry public remarks.
Which Cutler Bay developments are for sale, and what do they ask in fees?
2 Cutler Bay development reports go deeper than this table: fee position, twelve months of closed sales, price cuts, unit mix and enclave or tower breakdowns, updated daily. Linked names below open them.
Displayed development groups within the retained city sample after exclusions and trimming, capped at 60. This is not a census of all communities. Names are normalized MLS text and may split or combine spelling variants. Fewer than 10 is anecdotal; 10–29 requires caution. Flags use retained records in each group. Main fee medians and retained counts remain shown; group fee-per-area, construction-year and asking-price medians are withheld (—) because their separate qualifying counts are unavailable, not because those values are proven wrong.
Developments with 10 or more condos for sale (1)
| Development | Master community | For sale | Median fee / mo | Per sq ft | Built | Median asking | Assessment | Membership |
|---|---|---|---|---|---|---|---|---|
| The Courts at Bayshore Ii2 layers | Bayshore Ii | 21 | $356 | — | — | — | 0 | — |
Smaller developments, 5 to 9 for sale (3, anecdotal)
| Development | Master community | For sale | Median fee / mo | Per sq ft | Built | Median asking | Assessment | Membership |
|---|---|---|---|---|---|---|---|---|
| Le Club at Old Cutler Con | Old Cutler Con | 9 | not interpreted | — | — | — | 1 (1 pending) | — |
| Saga Bay Gardens | — | 6 | not interpreted | — | — | — | 1 | — |
| Paradise Pointe | — | 5 | not interpreted | — | — | — | 0 | — |
Where the development figures come from
Source: PBP Real Estate analysis of BeachesMLS listings permitted for internet display. Fee measures use the retained usable-fee sample after exclusions and geography-specific percentile trimming; recorded monthly equivalents, not verified payments. As of Oct 18, 2026. Retained sample n=53, after exclusions and each geography's p1/p99 trim. Year, area and price measures require usable fields: fee per area uses LivingArea ≥300, n=53; annual fee/price uses ListPrice ≥$20,000, n=53. 3 rows under 10 listings are anecdotal. Linked development names open a full report with sold prices and fee history.
Recorded master-community groups in Cutler Bay: Bayshore Ii: 15 retained records, median not headlined below 30; Old Cutler Con: 9 retained records, median not headlined below 30; Bayshore I: 5 retained records, median not headlined below 30. Groups of 30–39 require caution; names do not independently verify association structure.
All 2 Cutler Bay development reports
Available Cutler Bay development reports compare fees, closed sales, recorded asking-price differences and unit mix. Refresh is scheduled daily; use each report's own date, qualifying counts and methodology.
Are Cutler Bay condo fees rising? Trend since tracking began
Source: PBP Real Estate analysis of BeachesMLS listings permitted for internet display. Fee measures use the retained usable-fee sample after exclusions and geography-specific percentile trimming; recorded monthly equivalents, not verified payments. As of Oct 18, 2026. Retained sample n=53, after exclusions and each geography's p1/p99 trim. Year, area and price measures require usable fields: fee per area uses LivingArea ≥300, n=53; annual fee/price uses ListPrice ≥$20,000, n=53.
More live Cutler Bay data
PBP Real Estate analysis of BeachesMLS listings. Refresh is scheduled daily; read each index’s own date and sample.
Own a home or condo in Cutler Bay? What is my home worth in Cutler Bay? Current sale prices, houses and condos separate
For journalists: the Cutler Bay condo fee numbers, ready to run
The English news kit offers headline options, a lede, a fact box, quotes, standalone charts and methodology. Use the download's own figures, statistical date and revision notice; it is not necessarily the same edition as this page. Current-kit refresh is scheduled daily. Free to reuse with attribution to PBP Real Estate analysis of BeachesMLS listing data. No form, no gate.
Headline options today
- Cutler Bay condo monthly association fees have a median of $413 in the retained usable-fee sample of 53 listings, 48% below the five-county median
- In Cutler Bay's retained usable-fee sample (53 listings after exclusions and percentile trimming), 0% have monthly-equivalent fees of $1,000 or more and 71.7% are below $500
- Cutler Bay condos, retained usable-fee sample: recorded YearBuilt 2005+ (n=32) vs pre-1995 (n=18), monthly median 37% lower. Small subgroup: pre-1995; read cautiously.
Quotable
"The median monthly-equivalent association fee in Cutler Bay's retained usable-fee sample (n=53), after exclusions and percentile trimming, is $413, compared with $800 in the separately trimmed five-county sample."
Download
- Full press kit (zip, 1311 KB): PDF, plain text, three PNG charts, captions and alt text
- Journalist package (PDF)
- Plain text, paste-ready
- Cutler Bay condos, retained usable-fee sample (n=53): median $413/month, 48% below the five-county median of $800 (PNG)
- 67.9% of Cutler Bay's retained usable-fee sample (53 listings) falls in the $250 to $500 monthly band (PNG)
- Cutler Bay condos, retained usable-fee sample: recorded YearBuilt 2005+ (n=32) vs pre-1995 (n=18), monthly median 37% lower. Small subgroup: pre-1995; read cautiously. (PNG)
Need a number or a licensed quote
Gia Freer, Broker of Record (Lic. BK689801) · 561-395-8418 · info@pbpre.com · same-day response Monday to Saturday. All city kits: pbprealestate.com/press.
What should a buyer or seller do with these numbers?
Buyers
- Use $413 a month, or $0.45 per square foot, as the Cutler Bay midpoint; ask why a unit sits far outside $355 to $500.
- Ask for three documents before you fall in love: the current budget, the reserve study, and the latest milestone or structural report. 7.5% of Cutler Bay listings bring up a special assessment on their own.
- If the community has a master association, confirm both layers are in the quoted fee; 1.9% of Cutler Bay listings show two.
Sellers
- State the fee, its billing cycle and what it covers in the listing; buyers compare against this page and against 53 other Cutler Bay listings.
- If an assessment is paid or none is pending, say so plainly; 5.7% of your competition already does.
- A fee above $500 is not a defect if the coverage justifies it; list the coverage.
Media writers
- Angle: Cutler Bay condo fees run 48% below the five-county median ($413 vs $800); 0% of listings ask $1,000 or more. Post-2005 buildings ask 37% less than pre-1995 ones.
- Attribute page figures to PBP Real Estate analysis of BeachesMLS listing data, as of October 18, 2026. For a download, use its own date, figures and revision; refresh is scheduled daily, not guaranteed.
Questions people actually ask about Cutler Bay condo fees
What is the median fee in Cutler Bay?
As of October 18, 2026, the median monthly-equivalent fee for Cutler Bay condominiums is $413 in the retained usable-fee sample after exclusions and percentile trimming: 53 retained of 56 active listings (54 valid fees before trimming). 25th and 75th percentiles: $355 and $500. 0% have fees of $1,000 or more; 71.7% are below $500. These are recorded fees, not verified payments.
How are fee frequencies and association layers handled?
Within the retained sample after exclusions and percentile trimming, 0% have quarterly frequency. Quarterly fees are divided by three, semiannual by six and annual by twelve. Usable MLS fee layers are summed. 1 of 53 retained listings (1.9%) have a second layer. Unusable fee records are excluded rather than assigning a missing frequency.
What does the fee cover, and are assessment mentions verified?
Within the retained sample after exclusions and percentile trimming, 47 listings record at least one coverage item: Common areas: 68.1%; Grounds: 57.4%; Trash: 48.9%; Structure maintenance: 38.3%; Security: 38.3%; Pool: 34%. Coverage shares use that denominator. Assessment mentions are 4 of 53 retained listings (7.5%), classified by keywords; no charges inferred from remarks are added to the fee. A blank field does not verify absence. Ask the association for current budget, coverage and charges.
How do fees compare by recorded construction year?
In Cutler Bay's retained usable-fee sample after exclusions and percentile trimming, 32 listings recorded as built in 2005 or later have a median monthly fee of $368; 18 recorded as built before 1995 have a median of $585. Groups of 10–29 require caution. This does not identify the cause of a difference.
Which denominators and date apply?
Fee statistics describe the retained usable-fee sample after exclusions and percentile trimming, not every property for sale. Monthly-equivalent fees below the 1st or above the 99th percentile are excluded within each geographic sample. City, county and five-county samples are trimmed separately; the region is not a median of city medians. Publication requires 30 valid-fee listings before trimming; retained n is stated separately. A city with 30–39 valid-fee listings is a small sample. Secondary measures use further qualifying fields and their own denominators. Retained sample n=53, after exclusions and each geography's p1/p99 trim. Year, area and price measures require usable fields: fee per area uses LivingArea ≥300, n=53; annual fee/price uses ListPrice ≥$20,000, n=53. Data snapshot: October 18, 2026; publication and correction dates are separate. 1 of 54 valid fees were excluded by percentile boundaries; they are not verified errors.
How to cite this page
Free to reuse with attribution and a link to PBP Real Estate. Copy the line below; the URL is permanent and always shows the latest figures.
PBP Real Estate analysis of BeachesMLS listing data, "Cutler Bay condo fees, South Florida Condo Fee Index," as of October 18, 2026, https://www.pbprealestate.com/condo-fees-cutler-bay/For a versioned edition, use its own figures, original statistical date and revision notice. Corrections are disclosed publicly and may produce a corrected reissue. The monthly snapshot may differ from this current page; do not attach today's figure to the monthly citation:
PBP Real Estate analysis of BeachesMLS listing data, "Cutler Bay condo fees, South Florida Condo Fee Index, October 2026," https://www.pbprealestate.com/press/cutler-bay/2026-10/Method: South Florida Condo Fee Index. Every kit and chart: pbprealestate.com/press. Questions or a licensed quote: Gia Freer, Broker of Record (Lic. BK689801), 561-395-8418.
How these figures are built
Snapshot 2026-10-18; retrieved 2026-10-18T10:02:49.950167+00:00; aggregate generated 2026-10-18T10:06:28+00:00; source 61349 rows, SHA-256 14078fdc9e36727f9c5cada343dfca8b449ce3b793e888f25471169fab8edd90. Statistical date, retrieval and publication are distinct. “Cutler Bay” groups the MLS City field within the five counties. It can span county lines and is not a municipal-boundary verification. The county comparison is calculated separately and can include this city's listings.Active segment counts by recorded county: Miami-Dade: 56.
Quarterly fees are divided by three, semiannual by six and annual by twelve; usable association layers are summed. Unusable fee records are excluded rather than guessing frequency. Current-price-band annual ratios use positive asking prices in the band, n shown; the overall annual ratio uses ListPrice ≥$20,000. These denominators are not interchangeable.
Fee statistics describe the retained usable-fee sample after exclusions and percentile trimming, not every property for sale. Monthly-equivalent fees below the 1st or above the 99th percentile are excluded within each geographic sample. City, county and five-county samples are trimmed separately; the region is not a median of city medians. Publication requires 30 valid-fee listings before trimming; retained n is stated separately. A city with 30–39 valid-fee listings is a small sample. Secondary measures use further qualifying fields and their own denominators. Segments follow recorded tax legal description and MLS subtype. A legal description recording a condominium takes priority, including townhouse, villa or single-family forms. Condominium and Stock Cooperative subtypes remain condominiums when the legal is silent or describes a parent parcel, including new-build units. Remaining Townhouse and Villa listings are grouped in the HOA Fee Index; houses are remaining SingleFamilyResidence listings. These are analytical field classifications, not an independent determination of legal regime. “Cutler Bay” groups the MLS City field within the five counties. It can span county lines and is not a municipal-boundary verification. The county comparison is calculated separately and can include this city's listings. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed.
All listings featuring the BMLS logo are provided by BeachesMLS, Inc. This information is not verified for authenticity or accuracy and is not guaranteed. Copyright © 2026 BeachesMLS, Inc.
IDX information is provided exclusively for consumers' personal, non-commercial use, and may not be used for any purpose other than to identify prospective properties consumers may be interested in purchasing. Data is deemed reliable but is not guaranteed accurate by the MLS. Data last updated October 18, 2026.
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