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

Old Cutler Con, Cutler Bay: condo fees, what sold, and what is for sale today

As of October 18, 2026, the median monthly-equivalent association fee among 9 active Old Cutler Con listings with a usable fee is $585, 42% above the Cutler Bay condo median of $413. 9 Old Cutler Con condominiums are listed for sale in Cutler Bay, and 1 more are under contract. 3 of 9 active listings have recorded current asking price below original.

Over the twelve months October 2025 to September 2026, 10 Old Cutler Con condos closed at a median $237,450, a median 3% under their original asking price.

Key takeaways

  • Median listed association fee in Old Cutler Con: $585/mo across 9 active listings with a usable fee, 42% above the Cutler Bay condo median of $413.
  • 10 Old Cutler Con condos closed October 2025 to September 2026 at a median $237,450, 97% of original asking price.
  • 9 Old Cutler Con condos are for sale as of October 18, 2026 at a median asking price of $240,000; 3 of 9 show a current asking price below original.
  • 10.8 months of supply at the current sales pace (9 for sale against 0.8 sales a month).
  • Buildings here date from 1988, so Florida milestone inspection rules apply.

Small sample: Old Cutler Con 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$585Cutler Bay condos $413; 9 listings state a fee
Condos sold: median price, 12 months$237K10 closings October–September 2026; $216 per sq ft
Median condo asking price$240K9 for sale; $238 per sq ft
Recorded below original asking3 of 9current asking versus original among active listings; not price history
Months of supply10.89 for sale ÷ 0.8 sales a month
Built1988buildings 30+ years old fall under Florida milestone inspection rules

For Old Cutler Con owners

Own a condo in Old Cutler Con? The association fee is fixed at sale. The asking price is your decision.

Buyers comparing Old Cutler Con 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 Old Cutler Con already accounted for.

37.5% of active condo listings in Cutler Bay have a recorded asking price below their original list price.

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 Old Cutler Con 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 Old Cutler Con? Email me when a new Old Cutler Con unit lists, or browse every unit for sale.

For buyers and sellers: Sellers here are asking a median $240,000 while the last twelve months of sales closed at a median $237,450, 97% of the original asking price. That gap, plus 9 competing units and 10.8 months of supply at the current sales pace, is the pricing reality a Old Cutler Con seller starts from; the listed fee median of $585/mo among 9 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: "10 condominiums in Old Cutler Con, Cutler Bay, sold between October 2025 and September 2026 at a median price of $237,450, or 97% of their original asking price, while 9 remain for sale; the median listed monthly-equivalent association fee is $585 among 9 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 Old Cutler Con, month by month

10 condo closings from October 2025 to September 2026, median $237,450; bars count sales, dots mark the monthly median where three or more closed
20Oct: 0 closedOctNov: 0 closedNovDec: 1 closedDec1Jan: 0 closedJanFeb: 1 closedFeb1Mar: 0 closedMarApr: 1 closedApr1May: 2 closedMay2Jun: 2 closedJun2Jul: 0 closedJulAug: 2 closedAug2Sep: 1 closedSep1October 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.

97%of original asking price, median condo sale98.1% of the final asking price
$216condo sold price per square footasking today $238
40recorded days, closed samplemedian nonmissing CDOM; not measured time to contract
60%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 $260,000. 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 Old Cutler Con fee sits among Cutler Bay condos

Old Cutler Con median $585/mo against the Cutler Bay middle half ($355 to $500) and median ($413); 77.4% of Cutler Bay condo listings ask less.
Cutler Bay median $413Old Cutler Con $585$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.

What the Old Cutler Con fee includes, as entered by listing brokers

  • Common areas 57.1%
  • Security 57.1%
  • Structure maintenance 42.9%
  • Trash 42.9%
  • Water 42.9%
  • Grounds 42.9%
  • Pool 42.9%
  • Recreation facilities 28.6%
  • Roof 14.3%
  • Building insurance 14.3%

Share of the 7 Old Cutler Con 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 Old Cutler Con today

9 condos by size, with the median asking price of each group
1 bed4 for sale · median $218K2 bed5 for sale · median $259K

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.

10%of condos are under contract1 of 10 listings
3condos recorded below original askingof 9 active listings
36median recorded cumulative daysnonmissing MLS field; not a reconstructed history
$199K–$265Kcondo asking price rangemedian $240,000

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

1mention a special assessment1 of 9 listings; 1 describe it as pending or buyer-paid
0state an age restriction (55+)0 of 9 listings; confirm with the association
0mention a required membership0 of 9 listings
0mention a land or recreation lease0 of 9 listings

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 the recorded flags mean for a Old Cutler Con buyer

Special assessment mentioned, 1 of 9 listings
A special assessment is a charge on top of the regular fee, adopted by the board for a specific purpose such as a repair, a reserve shortfall or an insurance increase. Ask the association for the adopting resolution, the amount per unit, what it pays for and the payment schedule. Who pays the unpaid balance at closing is negotiable between buyer and seller and should be written into the contract. 1 of these listings describe the assessment as pending or carried by the buyer.

Counts are of the listings for sale whose agent-written public remarks mention each item. They are not a statement about the association and the absence of a mention is not confirmation that none applies. Financing terms and eligibility for a specific unit are decided by the lender and its investor, not by this page. Review the association documents, budget and reserve study with your own advisers before writing an offer.

What do buyers and sellers ask about Old Cutler Con?

What is the condo fee in Old Cutler Con, Cutler Bay?

As of October 18, 2026, the median monthly-equivalent association fee across the 9 Old Cutler Con condominiums for sale that state a fee is $585. That is 42% above 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 Old Cutler Con sell for?

10 Old Cutler Con condominiums closed between October 1, 2025 and September 30, 2026 at a median $237,450 ($216 per square foot), ranging from $220,000 to $260,000. The median sale closed at 97% of the original asking price and 98.1% of the final asking price, after a median 40 cumulative days on market. 60% 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 Old Cutler Con condos are for sale, and are prices being cut?

9 Old Cutler Con condominiums are listed as of October 18, 2026, asking from $199,000 to $265,000, median $240,000; 1 more are under contract. 3 of 9 active records have current ListPrice below OriginalListPrice. The remainder is not a never-cut group. Median nonmissing recorded CDOM is 36 days, not an independently reconstructed property history. At the last twelve months' sales pace the inventory ratio is 10.8 months; not a sale-time forecast.

Does Old Cutler Con have special assessments, age restrictions or membership requirements?

We report what listing agents wrote, not what the association has decided. Among the 9 Old Cutler Con listings for sale, 1 mentions a special assessment in the public remarks (1 describe one as pending or carried by the buyer); 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 Old Cutler Con 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 Old Cutler Con, 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. Old Cutler Con 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 Old Cutler Con, 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 Old Cutler Con

Straight-line distance from Old Cutler Con; median monthly fee and units on the market from the same daily snapshot.

  • Bayshore Ii · 0.8 mi · median fee $356/mo · 15 on the market

Nearby developments in other Miami-Dade County cities

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 Old Cutler Con 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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