BreakThru Realty

Cost to Sell a House in Cutler Bay

Know what you would keep from your Cutler Bay sale, line by line, before you decide to sell.

Every cost a Cutler Bay seller pays at closing, what each one is, who customarily pays it in Miami-Dade County, and how to estimate what you keep.

Reviewed by Tyson E. Sam, Founder and Broker of Record, BreakThru Realty, Florida License 3565210

Selling a house in Cutler Bay has costs a seller can plan for: the Florida documentary stamp tax, title and closing charges, association estoppel fees, prorated property taxes and the brokerage commission. This page works through each one against the live Cutler Bay sold prices, so the net proceeds are not a surprise at the closing table.

Cutler Bay Market at a Glance

Updated October 30, 2026 from BeachesMLS.

Newest Cutler Bay Homes for Sale

The 30 newest homes, condos and townhomes on the market in Cutler Bay, straight from BeachesMLS. The 30 listings on this page run from $435,000 to $1,950,000, with a median of $666,000, about $389 per square foot, and they have been listed a median of 16 days.

  • The communities with the most listings here are Bel-aire (3), Cutler Cay (3), Lakes by the Bay (3), Cantamar (2) and Capistrano (2), 13 of the 30; the others are spread across 16 more communities.
  • By type: 29 single-family homes and 1 condo.
  • Bedrooms run from 2 to 5, a median of 4; they were built between 1954 and 2026, a median of 1998, and 2 in the last ten years.
  • 9 of the 30 have a pool, and 5 are on the water.
  • They sit in 3 ZIP codes: 33157, 33189 and 33190.

See every Cutler Bay home for sale with map and filters.

Single-family homesCondos & townhomes
Active listings16083
Median list price$699,000$310,000
Median list price per sq ft$378/sq ft$272/sq ft
Average days on market88 days129 days
Sold in the last 90 days8134
Median sold price (90 days)$625,000$298,000
Sale price as % of list price99.2%97.6%
Months of inventory5.9 months7.3 months
Median sold price vs. a year ago-0.1%-18.2%

Source: BeachesMLS. Active listings as of October 30, 2026; sold figures cover closings in the last 90 days, compared with the same 90 days one year earlier. Not an appraisal. How these figures are calculated.

The Costs of Selling a House in Cutler Bay, in Order of Size

For most Cutler Bay sellers the list runs: the mortgage payoff, the brokerage commission, the Florida documentary stamp tax on the deed, title and settlement charges, property taxes for the part of the year you owned the home, association fees and estoppel charges where there is an association, and whatever you agree with the buyer after inspection. None of them is paid up front. They are deducted from the sale price on the closing statement, and what is left is wired to you.

Documentary Stamp Tax in Miami-Dade County

Florida charges a documentary stamp tax on every deed, customarily paid by the seller. In Miami-Dade County the rate is 60 cents per $100 of the sale price for a single family home; other property types pay an additional county surtax of 45 cents per $100. On the median Cutler Bay single family home sale of $625,000, the 60-cent rate comes to about $3,750. The rest of Florida pays 70 cents per $100, so a Miami-Dade single family seller pays slightly less than a seller across the county line.

Title Insurance and Closing Charges in Miami-Dade County

Who pays for the owner's title insurance policy is a matter of local custom, and it is written into the contract. In Miami-Dade County the buyer customarily chooses the title company and pays for the owner's policy, which is the opposite of most of Florida and saves a Cutler Bay seller a meaningful line on the closing statement. The seller still pays a settlement fee, the title search where the contract assigns it, a municipal lien search, and the cost of clearing anything it turns up, such as an open permit or an unpaid utility balance. All of it is negotiable, so read the contract rather than relying on custom.

Property Taxes, Association Fees and Assessments

Florida property taxes are paid in arrears, so at closing the seller credits the buyer for the taxes from January 1 to the closing date; the later in the year you close, the larger that credit. If the home is in a condominium or a homeowners' association, the association charges for an estoppel certificate showing what is owed, a fee capped by Florida statute, and any unpaid dues are settled at closing. A special assessment that has been levied but not fully paid is a negotiated item: the contract decides whether the seller pays it off or the buyer takes it over.

Repairs, Credits and Preparing the Home

After the inspection, most buyers ask for repairs or a credit. South Florida insurers care about four things, the roof, the electrical panel, the plumbing and the air conditioning, so a buyer's four point inspection tends to decide what is asked for. Knowing the roof's age and having permits closed before you list removes most surprises. Preparation costs (cleaning, paint, landscaping, staging) are optional, and we tell you which ones the Cutler Bay comparables say will come back in the price and which will not.

Taxes on the Gain, and Foreign Sellers

Florida has no state income tax, so any tax on your gain is federal. Owners who lived in the home as their main residence for two of the last five years can usually exclude up to $250,000 of gain, or $500,000 for a married couple filing jointly; investment and second homes do not qualify, which is where a 1031 exchange comes in. If the seller is a foreign person, the buyer is generally required under FIRPTA to withhold 15% of the sale price for the IRS unless an exception or a withholding certificate applies, something to plan for months before closing. This is general information, not tax advice; confirm your position with a CPA.

Estimating What You Keep

Net proceeds are the sale price less the mortgage payoff and the costs above. We prepare a written estimate for your address before you decide anything, using a valuation from matching Cutler Bay sales and the actual Miami-Dade County charges, and we put a guaranteed cash offer beside it if you want to compare a certain, as is sale with a listing. Request it with the form on this page.

Cutler Bay Costs Beyond the County Norms

A Cutler Bay house sale carries costs that a countywide average leaves out. Buyers of older ranch homes order four point, roof and wind mitigation inspections, and open permits for additions, pools or garage conversions usually have to be closed or disclosed before the sale can close. On the bay side, the elevation certificate and the flood insurance quote often decide whether the buyer stays in the deal, so having them ready saves days. Sellers also budget for presentation, from trimming fruit trees to repainting, and Florida's documentary stamp tax on the deed, customarily paid by the seller, belongs in the Cutler Bay net sheet too.

Selling a Cutler Bay Condo or Association Home

Selling a townhome or condominium in Cutler Bay means working with the association from the start. Each community, from Santa Barbara to the gated Lakes by the Bay sections and Cutler Cay, sets its own buyer application, approval and timeline, and a buyer's lender will ask for the budget, the master insurance policy and, for a condominium unit, the reserves and any special assessment. An assessment already voted is usually paid or credited at closing. Order the estoppel letter early, and budget for the estoppel and transfer fees on the Cutler Bay net sheet.

When Cutler Bay Sellers Close Fastest

Cutler Bay sells on the school calendar. Families buying houses in Whispering Pines, Saga Bay and Lakes by the Bay like to close in early summer, so a listing ready in spring meets the most of them, and the holidays are usually the quietest weeks. Hurricane season makes insurers slower to bind coverage on the bay side, which can stretch a closing, and an association that meets monthly can hold an approval. Have the elevation certificate, the wind mitigation report and the association documents in hand before a Cutler Bay listing goes live.

Recently Sold in Cutler Bay

The newest closings in Cutler Bay, with the sale price, closing date and days on market for each.

Recently sold homes in Cutler Bay

What Is Your Cutler Bay Home Worth?

Request a free valuation built on recent Cutler Bay sales, or a full comparative market analysis before you list. No fee, no obligation, and a licensed broker answers within one business day.

Cost to Sell: Frequently Asked Questions

How much does it cost to sell a house in Cutler Bay?
Apart from the mortgage payoff, a Cutler Bay seller pays the brokerage commission, the Florida documentary stamp tax on the deed, title and settlement charges, prorated property taxes, any association estoppel fee and unpaid dues, and whatever repairs or credits are agreed after inspection. Everything is deducted at closing; nothing is paid up front. We prepare a written net proceeds estimate for your address before you decide.
How much are documentary stamps on a home sale in Miami-Dade County?
In Miami-Dade County the documentary stamp tax on a deed is 60 cents per $100 of the sale price for a single family home, with an additional 45-cent surtax per $100 on other property types. On the median Cutler Bay single family home sale of $625,000, the 60-cent rate is about $3,750. The seller customarily pays it.
Who pays for title insurance in Miami-Dade County, the buyer or the seller?
By local custom the buyer chooses the title company and pays for the owner's policy in Miami-Dade County, as in Miami-Dade and Broward generally. In most other Florida counties the seller pays. It is a custom, not a law, so the contract controls.
Do I pay capital gains tax when I sell my home in Florida?
Florida has no state income tax, so any tax on the gain is federal. If the home was your main residence for two of the last five years you can usually exclude up to $250,000 of gain, or $500,000 for a married couple filing jointly. Second homes and rentals do not qualify. This is general information, not tax advice; confirm it with a CPA.
Do I have to make repairs before I sell?
No. You can sell as is, and the standard Florida as is contract gives the buyer an inspection period rather than a repair obligation. Repairs become a negotiation after the inspection, usually settled with a credit. If you would rather avoid showings and inspections altogether, ask us for the guaranteed cash offer and compare it with the listing estimate.

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