Understand Cutler Bay before you commit to an address
Cutler Bay is forty-six thousand people in the far south of the county, incorporated in 2005 and the newest municipality in Miami-Dade. It sits between US-1 and Biscayne Bay at the edge of Biscayne National Park, and it was almost entirely rebuilt after Hurricane Andrew destroyed the area in 1992. Figures are the same two indexes measured the same way in all 24 municipalities here, on Florida's rules including the homestead exemption.
The cost of living in Cutler Bay, and what a home costs
Two calculators on Florida's own rules: monthly compounding and the month private mortgage insurance stops, and the closing costs this state actually charges.
Rent or buy in Cutler Bay
Whether buying here beats renting, and the year it turns over. Association fees and reserves move faster than price here, and both are figures you can edit.
Mortgage calculator
Monthly compounding, the 30-year fixed loan, the private mortgage insurance a low down payment triggers, and Florida's documentary stamp and intangible taxes on the loan itself.
Then work out whether Cutler Bay is the right part of the county
No neighborhood guides for Cutler Bay yet. What is here instead is the county on one comparable footing.
All 24 municipalities in Miami-Dade
Every municipality side by side on home value, millage, the rate a homesteaded buyer pays, and which five run their own fire departments.
Compare the countyBoca Raton and the Palm Beach coast
The same state, the same exemptions and the same two Zillow indexes in the same month, and, counter to what almost everyone assumes, a higher average insurance premium than Miami-Dade's.
Compare the two coastsMiami, neighborhood by neighborhood
One of the two municipalities here with sourced guides rather than a single row of figures. What each part of the city costs and is like to live in, dated and cited.
Explore MiamiHialeah, area by area
The other municipality here with a hub of its own: the same row of figures as this table, the city in five areas drawn from its own master plan, and neighborhood guides in a city that runs its own fire department and library.
Explore HialeahWhat buying in Cutler Bay actually involves
The town levies 2.8332 mills and pays the county Fire Rescue levy for a total of 17.8559 and an effective rate of about 1.66%, roughly $9,400 a year on a typical home value of $566,892. That is a middling rate on a moderate value, and Cutler Bay is one of the better-value single-family markets in this layer for that reason.
Nearly all the housing is post-1992, which is the best insurance profile in this layer: current-code construction, hip roofs, shutters or impact glass as standard. What it carries instead is exposure. This is the southern coastal end of the county, where Andrew made landfall, low-lying and directly on Biscayne Bay. Flood zone, elevation and the county's septic-to-sewer program are the three checks.
The town's commercial core around its mall has been the subject of redevelopment plans for years, and it is where any significant density here will land. For a buyer nearby, what has actually been approved matters more than the vision, and the sequence of any build-out affects the roads long before it affects the shops.
The busway that runs beside US-1 is the closest thing to transit in the south of the county, and from here it is a long ride with a transfer to Metrorail at the end. It works for some commutes and not others, and it is worth timing rather than assuming, because the alternative is US-1 at peak.
Moving to Cutler Bay: check these before you commit
- Flood zone and base flood elevation, which on this stretch of bay are the binding constraint.
- Septic versus sewer and the county's conversion program, which affects much of south Miami-Dade.
- The commute north, which is US-1 or the busway and is long from here.
- What has been approved around the mall redevelopment site, if the address is nearby.
- The busway journey to Metrorail and onward, timed for your actual commute.
Cutler Bay levies 2.8332 of the 17.8559 mills charged here. The rest is Miami-Dade County, the school district and the countywide districts, including the 2.3965-mill Fire Rescue district levy: none of which the municipality sets.
Sourced, dated, and separated from the guesswork
Every Cutler Bay figure below is cited, stamped with the period it describes, and editable, because a number for the whole city rarely describes your purchase. Appreciation and investment returns are assumptions rather than facts, and they are labelled that way. Read the methodology for how the line is drawn.
- Prices, rents and tax rates: published statistics and the official schedules.
- Nothing here is a lender quote, a pre-approval or financial advice.
Where the Cutler Bay figures come from
- Zillow Home Value Index (ZHVI), all homes, mid-tier, smoothed and seasonally adjusted: city file, June 2026 · Zillow Research · retrieved Supports: A typical home value for the 35th to 65th percentile of each municipality's market, computed on one method across all twenty-four, The same series and month the Charlotte, Orlando and Palm Beach pages use, so all four American layers can be read against each other, Year-over-year change to June 2026
- Zillow Observed Rent Index (ZORI), all homes, smoothed: city file, June 2026 · Zillow Research · retrieved Supports: Asking rents across the whole rental stock for the twenty-two municipalities Zillow indexes
- Table 1: Comparison of Taxes Levied, county and municipal governments, fiscal years 2024-25 and 2025-26: Miami-Dade · Florida Department of Revenue, Property Tax Oversight · retrieved Supports: The adopted 2025-26 millage rate for Miami-Dade County and every municipality in it, The county's own components: countywide 4.5740, Fire/Rescue 2.3965, Library 0.2812 and the Unincorporated Municipal Service Area at 1.9090, Municipal rates from Sunny Isles Beach's 1.7000 to Biscayne Park's 9.3000
- 2025 millage rates and taxing authorities, Miami-Dade County · Miami-Dade County Property Appraiser · retrieved Supports: A published combined rate for unincorporated Miami-Dade of 16.9317 mills, Its components: school district 6.4990, countywide 5.7361, regional water districts 0.3911, Fire Rescue 2.3965 and UMSA 1.9090, which this layer's stack reproduces exactly, Millage code 0100, the City of Miami, at 19.9878 mills for 2025: 7.1080 of city operating levy and 0.2536 of city debt service on the countywide 12.6262, Opa-locka's municipal operating levy of 8.9797, and a 2025 total of 24.0024 for millage code 0800, A city debt service column, which nine of the twenty-four municipalities here carry: Miami 0.2536, Miami Beach 0.2779, North Bay Village 1.1666, Golden Beach 0.6000, Miami Shores 0.1331, North Miami Beach 0.2000, Miami Gardens 0.4331, Doral 0.4810 and Homestead 0.2446, A blank library district column for Hialeah, North Miami, North Miami Beach, Homestead, Miami Shores, Bal Harbour and Surfside, which are outside the county library district, A blank Fire Rescue column for Miami, Miami Beach, Coral Gables, Hialeah and Key Biscayne, which is the five this layer flags
- Documentary stamp tax · Florida Department of Revenue · retrieved Supports: A Miami-Dade deed rate of 60 cents per $100 rather than the 70 cents charged in every other county, A Miami-Dade surtax of 45 cents per $100, not due on a document transferring only a single-family dwelling, 35 cents per $100 on a promissory note, statewide
- Documentary stamp tax · Florida Department of Revenue · retrieved Supports: 70 cents per $100 on a deed, in every county except Miami-Dade, which charges 60 cents plus a 45-cent surtax, 35 cents per $100 on a promissory note or other written obligation to pay money