Miami-dade County, FL · 7,568 properties with county records
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Cutler Bay 33189 is in Miami-Dade County, FL, part of the Miami–Fort Lauderdale Metro. The typical home value in Cutler Bay 33189 is $549,924 (Zillow Home Value Index, September 2026), up 1.1% from a year earlier. Homes that sold went under contract in a median 71 days, and 17% of listings took a price cut (Redfin Data Center, period ending Sep 30, 2026). On Lotvox's market-leverage reading of that data, with 6 months of supply, neither buyers nor sellers hold a clear edge. The Lotvox Turnover Index is not published for 33189 yet: it appears only where a held-out test on the county's recorded sales beats chance. Across Miami-Dade County's 78 ZIPs with a Zillow value, the middle one is $530,681, so 33189 sits 4% above the county middle. Typical rent is $2,802 a month (Zillow Observed Rent Index, September 2026). Lotvox holds county assessor records for 7,568 properties in 33189.
Headline value data through September 2026. Each source below carries its own date.
Is 33189 a buyer's or seller's market?
By Lotvox's leverage reading of Redfin data through Sep 30, 2026, 33189 is a balanced market. Homes went under contract in a median 71 days with 6 months of supply.
What do homes in 33189 sell for?
The typical home value in 33189 is $549,924 (Zillow Home Value Index, September 2026), up 1.1% in a year. County records put the median at about $242 per square foot (computed Jul 26, 2026).
Who is likely to sell in 33189?
Lotvox only publishes its Turnover Index where a held-out test on recorded sales beats chance, and 33189 has not passed that test yet. When it does, the score appears here.
How does 33189 compare to Miami-Dade County?
33189's typical value of $549,924 compares with a middle value of $530,681 across Miami-Dade County's 78 ZIPs. Both are Zillow Home Value Index figures for September 2026.
Where does this 33189 data come from?
Values and rents come from Zillow's research data, sales pace from the Redfin Data Center, and property counts and turnover from county assessor and deed records. Each number on this page carries its own date, and the method is published at lotvox.com/methodology.
Rent: Zillow Observed Rent Index (ZORI). Ownership cost: Zillow Home Value Index (ZHVI), 20% down, 30-year loan at the current mortgage rate, plus 1.2% of the price a year.
Rent to price — the investor's question first
16.4×
price to annual rent
Lower is friendlier to a buy-to-let case. This is a ratio of published medians, not a yield on any particular property.
Price: Zillow Home Value Index (ZHVI). Annual rent: 12 months of Zillow Observed Rent Index (ZORI).
36
/100
Weak
stable · balanced · prices rising year-over-year.
Price trend
62
Affordability
10
Valuation
50
Economic health
17
Verdict grades housing conditions; buyer-timing, investor cash-flow, supply-tightness and county macro scores answer different questions — each in its own section.
Buyer / seller
buyer-timing lens
Negotiate Hard
Needs 45% correction for affordability
DOM: 100d (stable) · Market Dynamics rolling median · hourly
Score Components
Payment Burden (25%)100
Valuation Gap (25%)60
Supply & Demand (20%)40
Buy vs Rent (15%)50
Cancellation Rate (10%)75
Days on Market (5%)100
Moderate buyer leverage in 33189. Room to negotiate 5-10% below list. Payment burden: 50.5% of median income. A 31% price correction needed to reach 30% affordability threshold. Median days on market: 100. Renting is approximately 52% cheaper than buying (price-to-rent ratio: 18.2).
What to Offer
Offer 5-10% below list. You have room to negotiate.
Median price: Zillow Home Value Index (ZHVI). Median rent: Zillow Observed Rent Index (ZORI). Days on market and active listings: Redfin Data Center, rolling 90 days.
Valuation
3 lenses, different anchors
vs assessor
-23.7%
Market vs assessed value — a tax-roll lag, not a deal signal.
Avg assessor$419,556
county CAMA · properties_v
vs income
—
Fair-value model not available for this market.
fair_value_scores · 10-state coverage
vs county comps
+84.3%
County-wide market — the widest, slowest signal.
Miami-Dade+84.3%
Lotvox comps · mv_valuation_gap
Read together: Above county comps but sustainable on local incomes.
Housing pulse — Housing pulse could not be loaded (429).
Price bands
mix-shift
Price Bands — the median behind the median
A single median rises whenever expensive homes become a bigger share of what sells, even if no tier got more expensive. These are the tiers underneath it, computed from recorded arms-length deed transactions in Miami-Dade.
Aggregate median +1.4% YoY in Miami-Dade, FL (county), but the under-$500k tier is -2.7% — the aggregate and the entry tier are diverging, but the sales mix barely moved — this is not a composition effect. Over the same year the under-$500k share of sales moved from 41.0% to 41.2% (+0.2pp) and the $1M+ share from 20.1% to 20.2% (+0.1pp).
Current tiers · 12 months to Aug 25floor 10 sales/tier
3 tiers had too few sales in this ZIP and are shown at county or metro level — see the stamp on each row.
Tier
Median
$/sqft
Sales
Share
Source
Under $250k
$211k
$265
12
5.0%
ZIP
$250k–$500k
$422k
$311
72
30.0%
ZIP
$500k–$750k
$593k
$330
131
54.6%
ZIP
$750k–$1M
$803k
$344
22
9.2%
ZIP
$1M–$1.5M
$1.20M
$582
2,139
—
COUNTY · Miami-Dade, FL
$1.5M–$2M
$1.70M
$729
1,136
—
COUNTY · Miami-Dade, FL
$2M+
$3.30M
$1058
2,380
—
COUNTY · Miami-Dade, FL
All sales (the headline median)
$560k
$325
240
100%
ZIP
ZIP-level history was too thin to draw the tiers; served at county level (Miami-Dade, FL), by quarter.
Share of sales by tier (quarterly)
If the upper tiers widen over time, the headline median rises on composition alone.
Under $250k
$250k–$500k
$500k–$750k
$750k–$1M
$1M–$1.5M
$1.5M–$2M
$2M+
Median within each tier, against the headline median (quarterly)
The blue line is the single number NAR-style reporting quotes. The gold lines are what each tier actually did. Log scale — the tiers span an order of magnitude, and on a log axis equal slopes mean equal percentage moves, which is the comparison being made.
Under $250k
$250k–$500k
$500k–$750k
$750k–$1M
$1M–$1.5M
$1.5M–$2M
$2M+
All sales (headline)
National context — not local
NAR's aggregate existing-home median for the United States and the South census region. This is the figure the tiers above are a check on. It is national/regional and says nothing about 33189.
United States
South
Copyright, National Association of Realtors. Reprinted with permission. Retrieved from FRED, Federal Reserve Bank of St. Louis. FRED publishes a rolling 13-month window for these series.
Tiers computed from Lotvox parcel and deed substrate through Aug 25 (10 later months withheld as partially loaded). Sample floor 10 sales per tier; below it a figure is drawn from the county or metro and labelled, or left blank. Multi-parcel bulk deeds and duplicate records are excluded.
ZIP score grades housing; county score adds macro distress (jobs, debt, poverty). They answer different questions.
ZIP 33189→Miami-dade County, FL
12-Month Direction
-8Stable
Confidence
100%
DeterioratingStableImproving
BuildersLens Market Intelligence
Market Score
35· Weak
Market Score grades housing-market conditions (affordability, valuation, supply). The county Healthy/Moderate/Distressed badge measures economic distress (jobs, debt, poverty) — the two can read differently.
Payment Burden
54.5%
severe
Source: Freddie Mac PMMS (FRED MORTGAGE30US) 7.32% · Zillow ZHVI · Census income · Updated 2026-10-22
Price-to-rent
16.4x
neutral
Source: Zillow ZHVI ÷ (Zillow ZORI × 12)
Valuation0
+84.3%
overvalued
Source: Lotvox comps · Updated 2026-05-15
Supply/Demand
6 mo
balanced
Source: Redfin Data Center (ZIP): inventory ÷ monthly homes sold · Updated 2026-09-30
Insurance Risk
57/100
elevated
Source: FEMA/NFIP · Updated 2026-04
County distress indicators
ECONOMIC INDICATORS
Economic indicators are mixed relative to comparable U.S. counties.
Unemployment Rate
1.9%
FL 4.5%US 4.4%
Lower than most U.S. counties
Source: BLS LAUS · 2026-0927d ago
Poverty Rate
14.1%
FL 12.4%US 12.6%
Near national averages
Median Household Income
$68,694
FL $72,373US $82,006
Near national averages
Cost of Living (RPP)
101.2
FL 101.2US 100.3
Near national averages
Home Value (ZHVI)$521,999
County data: Zillow Home Value Index (ZHVI), BLS, Census ACS, CDC, FBI UCR, Federal Reserve, USDA
