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South Florida Condo Fee Index · development report · as of October 18, 2026 · Cutler Bay, Miami-Dade County

Bayshore Ii, Cutler Bay: condo fees, what sold, and what is for sale today

As of October 18, 2026, the median monthly-equivalent association fee among 15 active Bayshore Ii listings with a usable fee is $356, 14% below the Cutler Bay condo median of $413. 15 Bayshore Ii condominiums are listed for sale in Cutler Bay, and 1 more are under contract. 5 of 15 active listings have recorded current asking price below original (33.3%).

Over the twelve months October 2025 to September 2026, 12 Bayshore Ii condos closed at a median $279,000, a median 5% under their original asking price.

Key takeaways

  • Median listed association fee in Bayshore Ii: $356/mo across 15 active listings with a usable fee, 14% below the Cutler Bay condo median of $413.
  • 12 Bayshore Ii condos closed October 2025 to September 2026 at a median $279,000, 94.6% of original asking price.
  • 15 Bayshore Ii condos are for sale as of October 18, 2026 at a median asking price of $285,000; 5 of 15 show a current asking price below original (33.3%).
  • 15 months of supply at the current sales pace (15 for sale against 1.0 sales a month).

Small sample: Bayshore Ii has fewer than 20 condos for sale and fewer than 20 closings in the window, so single listings move these figures. Read them as indicative and check the counts under each number.

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.

Median condo fee / month$356Cutler Bay condos $413; 15 listings state a fee
Condos sold: median price, 12 months$279K12 closings October–September 2026; $305 per sq ft
Median condo asking price$285K15 for sale; $329 per sq ft
Recorded below original asking33.3%5 of 15 active records; median reduction $10,000; separate median 3.7% among those 5
Months of supply1515 for sale ÷ 1.0 sales a month
Built2007–2015median year built across listings

For Bayshore Ii owners

Own a condo in Bayshore Ii? The association fee is fixed at sale. The asking price is your decision.

Buyers comparing Bayshore Ii condos see the listed monthly association fee beside every asking price and weigh the two together. You cannot change the association fee when you sell; you can set the price with the association fee, the closed sales and the current competition in Bayshore Ii already accounted for.

37.5% of active condo listings in Cutler Bay have a recorded asking price below their original list price. For fee comparisons, Bayshore Ii, Cutler Bay has 15 active listings with a usable listed monthly-equivalent fee, as of October 18, 2026; this community sample is not percentile-trimmed.

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 Bayshore Ii 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.

37.5%Recorded below original
62.5%Not recorded as below originalMay include unchanged prices, increases and missing-price records; not a never-cut count.
56 condos for sale in Cutler Bay. Source: BeachesMLS, as of October 18, 2026. Information is deemed reliable but not guaranteed. Seller Blink Rate™ is the share of active listings with a recorded asking price below the original list price. The denominator is all active listings in the segment. The complement may include unchanged prices, increases and missing-price records; it does not establish a price history.

Request a pricing opinion for your property

Reviewed by Gia Freer, Broker of Record (Lic. BK689801). Reply within one business day. No automated estimate is published on this site.

Buying in Bayshore Ii? Email me when a new Bayshore Ii unit lists, or browse every unit for sale.

For buyers and sellers: Sellers here are asking a median $285,000 while the last twelve months of sales closed at a median $279,000, 94.6% of the original asking price. That gap, plus 15 competing units and 15 months of supply at the current sales pace, is the pricing reality a Bayshore Ii seller starts from; the listed fee median of $356/mo among 15 active records with a usable fee is a comparison point, not a quote for a specific unit. Confirm its actual fee and coverage with the association.

The story for media: "12 condominiums in Bayshore Ii, Cutler Bay, sold between October 2025 and September 2026 at a median price of $279,000, or 94.6% of their original asking price, while 15 remain for sale; the median listed monthly-equivalent association fee is $356 among 15 active records with a usable fee, according to PBP Real Estate's daily analysis of BeachesMLS data as of October 18, 2026."

What condos actually sold in Bayshore Ii, month by month

12 condo closings from October 2025 to September 2026, median $279,000; bars count sales, dots mark the monthly median where three or more closed
20Oct: 0 closedOctNov: 1 closedNov1Dec: 2 closedDec2Jan: 1 closedJan1Feb: 2 closedFeb2Mar: 2 closedMar2Apr: 2 closedApr2May: 0 closedMayJun: 0 closedJunJul: 0 closedJulAug: 0 closedAugSep: 2 closedSep2October 2026: 0 reported so far, not charted (closings post with a lag)

Source: BeachesMLS via PBP Real Estate's brokerage feed, condominium listings permitted for internet display. Active and under contract as of Oct 18, 2026; closed sales October 2025 to September 2026. Deemed reliable but not guaranteed.

94.6%of original asking price, median condo sale97% of the final asking price
$305condo sold price per square footasking today $329
90recorded days, closed samplemedian nonmissing CDOM; not measured time to contract
41.7%cash salesas recorded in the MLS buyer-financing field
94.6%Cutler Bay condos, sold to original asking62 city closings, same window

Range $220,000 to $308,000. Sold figures cover listings permitted for internet display and closed between October 1, 2025 and September 30, 2026; they are counts and medians, never an opinion of any unit's value.

Where the Bayshore Ii fee sits among Cutler Bay condos

Bayshore Ii median $356/mo against the Cutler Bay middle half ($355 to $500) and median ($413); 30.2% of Cutler Bay condo listings ask less.
Cutler Bay median $413Bayshore Ii $356$213$750+

Shaded band = 25th to 75th percentile of Cutler Bay condo fees for sale today. Source: BeachesMLS via PBP Real Estate's brokerage feed, condominium listings permitted for internet display. Active and under contract as of Oct 18, 2026; closed sales October 2025 to September 2026. Deemed reliable but not guaranteed.

Inside Bayshore Ii the middle half of fees runs $346 to $413 a month ($0.43 per square foot). Units that sold in the last twelve months carried a median fee of $339 at the time of listing.

What the Bayshore Ii fee includes, as entered by listing brokers

  • Common areas 78.6%
  • Grounds 57.1%
  • Trash 57.1%
  • Pool 50%
  • Sewer 42.9%
  • Recreation facilities 42.9%
  • Security 42.9%
  • Structure maintenance 35.7%
  • Water 35.7%
  • Building insurance 28.6%

Share of the 14 Bayshore Ii listings that state what the fee covers. Utilities, insurance and reserves change what a fee is worth; compare coverage before dollars.

What condos are for sale in Bayshore Ii today

15 condos by size, with the median asking price of each group
2 bed10 for sale · median $280K3 bed5 for sale · median $310K

Source: BeachesMLS via PBP Real Estate's brokerage feed, condominium listings permitted for internet display. Active and under contract as of Oct 18, 2026; closed sales October 2025 to September 2026. Deemed reliable but not guaranteed.

6.2%of condos are under contract1 of 16 listings
$10,000median reduction among below-original recordsseparate median reduction 3.7%; both among 5 below-original records
113median recorded cumulative daysnonmissing MLS field; not a reconstructed history
$255K–$310Kcondo asking price rangemedian $285,000

See every Bayshore Ii listing with photos, fees and days on market, or get an email when a new Bayshore Ii unit lists.

0mention a special assessment0 of 15 listings (0%)
0state an age restriction (55+)0 of 15 listings (0%); confirm with the association
0mention a required membership0 of 15 listings (0%)
0mention a land or recreation lease0 of 15 listings (0%)

Counts of the condominium listings for sale whose agent-written public remarks mention each item; not verified and not a statement about the association. Ask for the budget, reserve study and any assessment resolution before writing an offer.

What do buyers and sellers ask about Bayshore Ii?

What is the condo fee in Bayshore Ii, Cutler Bay?

As of October 18, 2026, the median monthly-equivalent association fee across the 15 Bayshore Ii condominiums for sale that state a fee is $356; the middle half runs $346 to $413. That is 14% below the Cutler Bay condo median of $413. 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.

What did condos in Bayshore Ii sell for?

12 Bayshore Ii condominiums closed between October 1, 2025 and September 30, 2026 at a median $279,000 ($305 per square foot), ranging from $220,000 to $308,000. The median sale closed at 94.6% of the original asking price and 97% of the final asking price, after a median 90 cumulative days on market. 41.7% of those sales were cash. Closings are reported to the MLS with a lag, so the window ends with the last full month; 0 October 2026 closings have been reported so far and are not in the medians.

How many Bayshore Ii condos are for sale, and are prices being cut?

15 Bayshore Ii condominiums are listed as of October 18, 2026, asking from $255,000 to $310,000, median $285,000; 1 more are under contract. 5 of 15 active records have current ListPrice below OriginalListPrice (33.3%). Among those 5 records, median reduction is $10,000 and 3.7%; these are separate medians. The remainder is not a never-cut group. Median nonmissing recorded CDOM is 113 days, not an independently reconstructed property history. At the last twelve months' sales pace the inventory ratio is 15 months; not a sale-time forecast.

Does Bayshore Ii have special assessments, age restrictions or membership requirements?

We report what listing agents wrote, not what the association has decided. Among the 15 Bayshore Ii listings for sale, 0 mention a special assessment in the public remarks; 0 state an age restriction such as 55+; 0 mention a required club or equity membership; 0 mention a land or recreation lease. Confirm every one of these with the association documents before writing an offer.

How is this Bayshore Ii report built and how often is it updated?

Refresh is scheduled daily from PBP Real Estate's BeachesMLS data feed: active and under-contract condominium listings in Cutler Bay whose subdivision field names Bayshore Ii, plus available closings in the twelve months ending September 30, 2026. Use the report's statistical date and qualifying counts. Fees are converted to a monthly equivalent and usable association layers are summed. Medians need five or more records, percentages ten or more; smaller groups are shown as counts. Bayshore Ii is a small sample (under 20 listings and under 20 sales), so read its figures as indicative. This is a market read of MLS listing data, not an opinion of value about any unit or a statement about the association's finances. 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.

Download the Bayshore Ii, Cutler Bay fact sheet (PDF, one page) - fees, closed sales, inventory and nearby distances on one sheet, data as of October 18, 2026. Share it or link to it with attribution to PBP Real Estate.

Analyst: Gia Freer, Broker of Record, PBP Real Estate, LLC (Lic. BK689801), available on the record: 561-395-8418.

Nearby Cutler Bay developments to compare with Bayshore Ii

Straight-line distance from Bayshore Ii; median monthly fee and units on the market from the same daily snapshot.

Nearby developments in other Miami-Dade County cities

  • Point South · Miami · 3.1 mi · median fee $483/mo · 13 on the market
  • Green Hills Park West · Miami · 4.5 mi · median fee $475/mo · 5 on the market
  • Naranja Lakes · Homestead · 7.1 mi · median fee $525/mo · 12 on the market

More live Cutler Bay data

PBP Real Estate analysis of BeachesMLS listings. Refresh is scheduled daily; read each index’s own date and sample.

Seller Blink Rate™ and recorded days44.6%70 of 157 active Cutler Bay houses listings are recorded below original asking; not a complete historyAs of October 18, 2026. Recorded CDOM: median 51 days, n=157 nonmissing.See Cutler Bay price cuts →HOA fees: townhouses and villas$140/momedian fee in 28 retained Cutler Bay townhouse and villa listings after condominium classification, exclusions and trimmingAs of October 18, 2026. p25–p75: $94–$210. Small sample: 30–39 valid fees before trimming.See Cutler Bay HOA fees →Rentals: annual and season$2,375/momedian asking rent across 124 Cutler Bay lease listings8% are offered furnished; season runs November into late April or early MaySee Cutler Bay rentals →Cutler Bay market report213houses and condominiums for sale in Cutler Bay right nowMedian prices, inventory and days on market, houses and condominiums reported separatelySee the Cutler Bay market →

Own a home or condo in Cutler Bay? What is my home worth in Cutler Bay? Current sale prices, houses and condos separate

Method: listings whose MLS subdivision field maps to Bayshore Ii after normalization (tower, section and phase records merged; master community plus its enclaves), condominiums by tax legal description (a townhouse, villa or house whose legal records a condominium is included), Cutler Bay, permitted for internet display in PBP Real Estate's BeachesMLS data feed. Active and under-contract figures are from the daily snapshot as of October 18, 2026; closed sales are from a rolling archive and cover October 1, 2025 to September 30, 2026, the last full month, because closings are reported to the MLS with a lag. Fees are as entered by each listing office, converted to a monthly equivalent, with master and sub-association layers summed. Medians require five or more records and percentages ten or more; smaller groups are shown as counts. Remark-based flags are keyword classifications of agent-written text and are not verified. Nothing here is an opinion of value about any property or a statement about any association's finances. 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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