The 2025 3rd Quarter Miami Real Estate Market Report from the Miami Association of Realtors is now available. This report breaks down what is going on in every zip code in Miami Dade and Broward County. Today we are going to highlight the neighborhoods of Pinecrest, Palmetto Bay & Cutler Bay so you can see what is currently the real estate market trends in the fall of 2025.
IN THIS ARTICLE
- 2025 Q3 Miami Real Estate Report highlights Pinecrest, Palmetto Bay, and Cutler Bay.
- Pinecrest (33156): 73 home sales, 63% cash. Median price $2.6M (-1.9%), average $4.6M (+13.6%). 9.3 months of inventory → now a buyer’s market. Land and large lots most in demand.
- Palmetto Bay (33157 & 33158): 150 sales, 20% cash. Median $1.345M (-4.3%) in 33158; $715K (+3.6%) in 33157. Market is balanced heading into 2026. Quality renovations selling faster.
- Cutler Bay (33189 & 33190): 74 sales, 95% financed. Median $585K–$557K (+5% YoY). Still a seller’s market with under 6 months of inventory. Updated homes move quickest.
- Cash vs. financed: Pinecrest leads with 63% cash; Palmetto Bay 20%; Cutler Bay 5%.
- Days on market: Pinecrest 88 days | Palmetto Bay 18–45 days | Cutler Bay 38–65 days.
- Discounts from list price: Pinecrest 12.4% | Palmetto Bay 6–8% | Cutler Bay 4%.
- Top buyer trends: Pinecrest buyers seek land, Palmetto Bay buyers want quality finishes, Cutler Bay buyers look for updated, affordable homes.
- Seller tips: Fresh paint, LED lighting, decluttering, and pricing near appraised value help homes sell faster.
- The Opes Group offers complimentary market and land value analyses for homeowners in these Miami suburbs.
Pinecrest, FL
The Q3 2025 Pinecrest real estate market showed that the summer of 2025 had a total of 73 single family home sales with 63% of the sales taking place in cash. This is an increase of 76.9% year over year of percentage of cash transactions in 33156. The median home in Pinecrest in Q3 2025 was $2,600,00 which was a decrease of -1.9% its relatively flat but trending downwards. What’s interesting is the average sales price in 33156 is up for the quarter by 13.6% which tells you that there are alot more sales taking place in the higher price points to skew the average at a way higher price and increase from the median price. The average sales price in Q3 2025 in 33156 in the neighborhood of Pinecrest is $4,639,425. If you’re a homeowner in Pinecrest expect a discount price from asking price to sell price of 12.4% which means that buyers are okay putting in lower offers in Pinecrest and sellers are okay pricing higher than what the market value determines. On average the homes are selling in 88 days which is pretty good for slower 2025 home selling season in Miami. In 33156 there was in Q3 over $300 million of sales that closed which is an increase of 45% that confirms higher priced homes have been moving the summer of 2025 so if you own a home in Pinecrest the higher priced homes are moving more now than they were last year. There is currently 9.3 months of inventory in 33156 so it is officially a buyers market in Pinecrest real estate market. Depending on the home you have it could still be a great time to sell in 2025 considering the most demand is in land. If you own a large lot, a builders acre or an acre then selling your property now in 2025 will get you more. I highly recommend to make sure you consider land value and home value when you’re meeting with a realtor to sell the home. If you want an analysis for both for your Pinecrest home feel free to contact The Opes Group for your real estate needs.
Palmetto Bay, FL
The Q3 2025 Palmetto Bay market was very interesting as it trended out of a sellers market. We saw in Q3 in Palmetto Bay in 33158 & 33157 that there were a total of 150 homes that sold with only 30 being cash. So 80% of buyers in Palmetto Bay are financed buyers so if you are a homeowner in Palmetto Bay you need to price the home based on similar recent sales as the bank will be sending an appraiser to determine the market value. In 33158 the median sales price is $1,345,000 which went down -4.3% from last year and the average sales price is $1,775,867 which also decreased from last year to this year by -.6%. The discrepancy between the median sales price and average showcases there has been alot more sales in the higher price points to have such a variance so if you own a higher priced home in Palmetto Bay the 2025 market shows your home still has movement. In 33157 the median sales price is $715,000 and that increased 3.6% from last year to this year and the average sales price is $866,322 which also increased by 4.7%. The difference here is alot less showing there is still demand for lower priced homes in this part of Palmetto Bay. What is very interesting is the days on market and the negotiation difference each neighborhood in Palmetto Bay has. For example, in Q3 the average days of market in 33158 is 18 days vs in 33157 its 45 days. So you would think the homes that are selling quicker are selling closer to asking value but the stats show a completely different trend. In 33158 even though they are selling faster they are selling at a list price to sales price of 91.7% vs in 33157 the homes are selling at a 94.2% list price to sales price. The Palmetto Bay real estate market is currently in a balanced market so if you a home in Palmetto Bay 2025 winter and early 2026 are still a good time to sell before the city enters into a buyers market. If you are a home buyer in Palmetto Bay you have more options to choose from and as time continues if rates and all else continues similarly then you will have even more buying power. If you own a home in Palmetto Bay we are seeing there are many homes that are updated that are not moving yet a few are and they move quick. Its not the location or size its the quality of the finishes and workmanship that is standing out between the renovated homes that are selling in Palmetto Bay vs those that are not. If you would like a complimentary analysis of your Palmetto Bay home reach out to The Opes Group for more information.
Cutler Bay, FL
The Q3 real estate market update in Cutler Bay in 33189 and 33190 had a total of 74 homes that sold of which only 5 were in cash. 95% of the homes selling in Cutler Bay are financed sales so if you are a homeowner in Cutler Bay selling your home you’re going to want to price the home close to what the recent sales in the neighborhood are going for and monitor what is under contract and how that will affect the appraisal values. The average price and median price in 33189 is $585,000 and in 33190 is $557,000. This is up 5% from last year so the lower price homes continue to increase in value. Both 33189 and 33190 are seeing that in Cutler Bay the home sellers are selling their homes close to what they are asking with the average list price to sale price being 96% so buyers are getting a 4% discount in price. There is alot more demand in 33189 with homes selling on average in 38 days while in 33190 the homes are selling on average at double the amount of time (65 days). It is currently a sellers market in Cutler Bay with less than 6 months of inventory so if you own a home in Cutler Bay you want to consider selling your home now in 2025 or the beginning of 2026 before it turns into a balanced market. The homes that are updated and with unique features such as a lake view, a larger yard, a community that allows boats to be parked are selling quicker. We are helping sellers in Cutler Bay get market value or higher with the strategies we have in place so if you would like a complimentary analysis on the current market we at The Opes Group can help.
Miami Suburbs Real Estate Market FAQ — Pinecrest, Palmetto Bay & Cutler Bay (Q3 2025)
1. What are the current real estate trends in Pinecrest, Palmetto Bay, and Cutler Bay?
Each sub-market is behaving differently in late 2025:
Pinecrest (33156) has shifted into a buyer’s market with 9.3 months of inventory. High-end homes are selling but with more negotiation, and land is driving the most demand.
Palmetto Bay (33157 & 33158) is now a balanced market — still healthy, but trending toward more buyer leverage.
Cutler Bay (33189 & 33190) remains a seller’s market, with less than six months of inventory and strong movement in updated homes under $600 K.
2. How many homes sold this summer and how fast are they moving?
Pinecrest: 73 single-family homes sold in Q3, taking 88 days on average to close.
Palmetto Bay: 150 sales total — homes in 33158 sold in 18 days, while 33157 took 45 days.
Cutler Bay: 74 sales total — homes in 33189 moved in 38 days, compared to 65 days in 33190.
3. Are homes still selling close to asking price?
Pinecrest: Buyers negotiated about 12.4% off asking, signaling that sellers are listing high.
Palmetto Bay: Discounts are smaller — 33158 homes sold at 91.7% of list price, while 33157 homes achieved 94.2%.
Cutler Bay: The strongest pricing power — homes sold at 96% of asking, only a 4% discount.
4. Is it still a good time to sell in these areas?
Yes, but timing depends on your zip code:
Pinecrest: Now favors buyers, but if you own large lots or builder’s acres, 2025 is a great time to sell while demand for land remains high.
Palmetto Bay: You’re in a balanced market — selling in late 2025 or early 2026 is smart before the city tilts fully toward buyers.
Cutler Bay: Definitely — low inventory makes fall 2025 through early 2026 an excellent window to list.
5. What price ranges are most active right now?
Pinecrest: Luxury homes over $3M are driving sales — the average price jumped 13.6% to $4.6M, even as the median slipped slightly.
Palmetto Bay: High-end 33158 homes still move, but entry-level 33157 homes show the strongest demand.
Cutler Bay: Homes between $550K and $600K remain the most competitive segment, especially those with desirable features like lake views or boat parking.
6. How much of the market is cash versus financed?
Pinecrest: 63% of all sales were cash, a 76.9% jump year-over-year.
Palmetto Bay: Only 20% were cash, so pricing must align with appraised values.
Cutler Bay: Nearly 95% financed, meaning appraisal-driven pricing is critical for sellers.
7. What are buyers looking for in 2025?
Pinecrest: Land value — acre and builder’s-acre lots attract investors and custom builders.
Palmetto Bay: Quality of finishes — renovated homes with excellent workmanship are outperforming dated ones, regardless of size or location.
Cutler Bay: Updated homes with unique perks such as lake views, large yards, or boat-friendly communities are selling quickest.
8. How are prices trending compared to 2024?
Pinecrest: Median price $2.6M (-1.9%), showing a mild correction.
Palmetto Bay: 33158 median $1.345M (-4.3%) | 33157 median $715K (+3.6%).
Cutler Bay: Median prices up ~5%, led by continued demand in affordable segments.
9. What should homeowners do before listing?
Across all three areas, presentation matters. The Opes Group recommends:
- Fresh paint and bright LED lighting
- Decluttering and strategic staging
- Reviewing both land and structure value with a trusted realtor
Even in slower segments, homes sell with the right strategy, pricing, and team.
10. How can I get a market analysis for my property?
Our team at The Opes Group at Compass offers complimentary pricing and land analyses tailored to Pinecrest, Palmetto Bay, and Cutler Bay homeowners. We’ll review your home’s current value, buyer demand, and the updates that deliver the best ROI in today’s market. Contact us today to get started.
🏆 Why Sellers Choose The Opes Group at Compass
When it comes to selling in Kendall, experience and reputation matter. The Opes Group is consistently ranked among:
- Top 1.5% of real-estate professionals nationwide
- Leaders in South Florida luxury and residential sales
- Compass-certified marketing specialists with hundreds of successful closings
Backed by Compass’s industry-leading technology and national reach, our listings get the exposure they deserve — and our sellers get the results they expect.
📞 Ready to Sell Your Kendall Home?
If you’re wondering what your home is worth or whether now is the right time to sell, let’s talk. The Opes Group offers complimentary home valuations and custom pre-listing strategies designed to help you sell faster and for more money.
📍 Serving Kendall • Miami • Pinecrest • Palmetto Bay
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✅ Proven marketing strategies that attract qualified buyers fast
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📞 Let’s talk about your home’s potential. Contact The Opes Group at Compass today for a complimentary home valuation and personalized pre-listing strategy.
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