Cutler Bay, FL — Momentum Score, Home Values & Best-For

All states·Florida·Cutler Bay

Miami-Dade County · Miami-Fort Lauderdale-Pompano Beach · population 45,833

Investors
Cutler Bay, FL
Image: Wikipedia · Cutler Bay, Florida
OverviewCost of livingMoving guide
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63
Rising
Momentum score · 0–100

Where Cutler Bay stands

Averaging 8.2% annual growth over 5 years.

Median home $566,593
1-year -1.7%
5-yr CAGR +8.2%
vs 5-yr peak -2.2%
Population +0.2%/yr

Home value trajectory · last 10 years

Zillow ZHVI · monthly
peak 2024-10$567k$227k$352k$477k$603k201620182020202220242026

Lifestyle scores

🚶
Walkability
32/100
Very car-dependent
Estimated from population density. Higher = denser, more amenities within walking distance.
🚉
Public transit
22/100
Transit limited
Curated list of major US transit systems + population-based estimate. Higher = real subway/rail/bus options.
💻
Remote work fit
89/100
Excellent for remote work
Composite of city size, housing cost, state tax structure, and region's remote-work track record.

Scores are heuristic estimates from population density, state, and known transit/walkable cities. Not based on a paid Walk Score / Transit Score API — see methodology for the formula.

Rent trajectory · last 5 years

Zillow ZORI · monthly
$2,724/mo$1,736$2,328$2,920202220242026

Home value vs rent · indexed to 100

Both rebased at first month of ZORI data (~2015)
Home valueRent149148100120140202220242026

Rent vs buy

Price-to-rent ratio: 17.3
Lean buy

At a 17.3 price-to-rent ratio, Cutler Bay is in the 'depends on horizon' zone. Buy if you'll be there 5+ years and value flexibility on the home; rent if you might move, want zero maintenance friction, or expect rates to drop.

How the momentum score breaks down

methodology →
Home YoY
42 · w22%
Home 5-yr CAGR
80 · w22%
Distance from peak
77 · w18%
Population growth
49 · w16%
Rent YoY
52 · w12%
Home 10-yr CAGR
84 · w10%
Long thesis

Cutler Bay has held up across the cycle: home values at $566,593 with +8.2% 5-year CAGR. The bull case is structural — population, location, employer base — and holds even if next year's print is soft.

Short thesis

Cutler Bay is in a state where home insurance costs have doubled, climate risk repricing is still in progress, and the buyer pool is constrained by both. The bear case writes itself and is currently winning.

About Cutler Bay

Cutler Bay is a city in Miami-Dade County, Florida, with an estimated population of 45,833. It anchors the Miami-Fort Lauderdale-Pompano Beach metro area. The median home value in Cutler Bay is $566,593 as of 2026-04, down 1.7% over the last 12 months. Over the last five years, home values have averaged +8.2% annual growth (-2.2% from the 5-year peak). Rents in Cutler Bay average $2,724 per month, roughly flat year-over-year (+1.1%). The composite momentum score is 63 of 100 (Rising). The market is healthy with prices supported by underlying demand.

▲ Bull case

●Multi-year compounder: home values up an average 8.2% per year over the last 5 years — sustained, not a one-year pop.
●Held the highs: currently -2.2% from the 5-year peak — this market refused to give back gains.

▼ Bear case

○Local nuance: city-level data smooths over neighborhood differences. School zones, HOA rules, and street-level character matter — visit before deciding.

About Cutler Bay (Wikipedia)

Cutler Bay is an incorporated town in Miami-Dade County, Florida, United States, established in 2005. With a population of 45,425 as of the 2020 US census, it is part of the Miami metropolitan area of South Florida. Cutler Bay is the 9th most populous of the 34 municipalities that make up Miami's urban core, and the 33rd most populous of the 163 municipalities.

Source: Wikipedia · this summary is contributed and licensed under CC-BY-SA.

Playbook

Buyer

You're not in a frenzy but you're not getting bargains either. Make a competitive offer with normal inspection terms. Don't lowball — the listing will move with or without you.

Seller

Price at fair market value; expect movement in 30-45 days. Don't get clever with terms (rent-back, contingencies) — buyers in a Rising market have options.

Investor

Appreciation tailwind exists but cash flow requires discipline on price. Run the numbers conservatively and confirm rent comps before committing.

Local safety & alerts

No active National Weather Service alerts for Miami-Dade County right now.

NWS active alerts (FL)Florida Emergency ManagementHow to prepare (NWS)

Public-safety links are official .gov sources, not curated by us. Miami-Dade County routes NWS alerts; check the state EM portal for non-weather emergencies.

Neighborhoods of Cutler Bay

18 tracked · ranked by median home value
1Cutler Country Groves$1,108,665-1.9%
2Cutler Cay$1,093,935-5.0%
3Cantamar$716,280-0.9%
4Whispering Pines Estates$665,522-3.4%
5Holiday House$655,071-2.6%
6Bel-Aire$649,156-1.8%
7Pelican Bay At Old Cutler Lakes$623,634-2.4%
8Monteray Lakes$614,979-3.4%
9Centennial$598,782-2.5%
10Old Cutler Cove$589,435-0.9%
11Pine Tree Manor$577,924-2.7%
12South Coral Homes$563,589-0.4%
13Benson Manor$553,917+1.8%
14Old Cutler Common$511,900-3.7%
15Windy Pointe$485,922-3.7%
16Cutler Creek$429,869-5.6%
17Lakes By The Bay$407,741-5.7%
18Saga Bay$393,384-6.5%

Cities like Cutler Bay

North Miami, FL61 · StableOpa-locka, FL62 · RisingMiami Gardens, FL65 · RisingNorth Miami Beach, FL62 · Rising

Run the numbers for Cutler Bay

ToolCan I afford Cutler Bay?Income → city shortlistToolROI on a Cutler Bay rentalCap rate, cash-on-cash, DSCRToolCompare Cutler Bay to anywhereSide-by-side up to 3 citiesToolCutler Bay cost-of-livingEquivalent income elsewhere

Sources: Zillow ZHVI (home values), Zillow ZORI (rents), US Census ACS + place population. Updated when source agencies publish revisions.

Climate & natural-disaster risk

Winter (Jan)
70° / 51°
avg high / low
Summer (Jul)
90° / 73°
avg high / low
Sunny days/yr
233
~64% of year
Annual precip
54″ rain
0″ snow
Disaster risk (1=very low, 5=very high)
Hurricane
Very high
Tornado
Moderate
Wildfire
Low
Earthquake
Very low
Flood
Very high

State-level averages from NOAA Climate Normals (1991-2020) and FEMA National Risk Index. City-level conditions can vary significantly within a state.

Local sports teams

Major professional teams the Miami-Fort Lauderdale-Pompano Beach area cheers for. Detailed stats, schedules, and player pages on intherafters.com.

Current weather

Loading current conditions…

7-day forecast on weather.gov →

Find rentals & listings

Open current Cutler Bay listings on the major real-estate sites.

Links open the live search on the destination site — results are always current.

Local news & community

Updated 2026-05-21 from Google News + Reddit RSS. Headlines link to original sources.

Local economy & environment

Humidity
76%
Very humid climate
Median household income
$67,900
Florida state median
Top industries (state-level)
TourismHealthcareConstruction

Humidity is annual average relative humidity (NOAA). Income is Census ACS 5-year estimate. Industries are largest employment sectors statewide (BLS); the local mix in a given city may vary.

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