Cutler Bay · Miami-Dade County
We Buy Houses in Cutler Bay, As They Sit
Cutler Bay became a town in 2005, but nearly half of its homes went up before 1980. No listing, no showings, no repairs, and you pick the closing date.
- Step 1 of 3 · Six fields total
- No obligation, no fee
- We do not sell your information
- 14,469
- Households
- 69.7%
- Owner-occupied
- 30.3%
- Rented
Source: U.S. Census QuickFacts, ACS 2020 to 2024, checked Oct 27, 2026
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126 ReviewsTotal Cash Home Buyers -
A+ RatingTotal Cash Home Buyers
- 20+ YearsTotal Cash Home Buyers, buying in South Florida
- No commissions, no closing costsYou pay nothing out of pocket
- No surprise deductionsOnly your payoff and any liens come off
What's specific here
Selling a House in Cutler Bay: What Is Actually Different
Public information with the source next to it, not a paragraph that sounds local.
Cutler Bay's charter took effect in November 2005, which made it, then, the youngest incorporated municipality in Florida: about ten square miles between the US-1 Busway and Biscayne National Park. The houses are older than the town. Cutler Ridge Section One was laid out in 1954, named after Cutler and for the limestone ridge it sits on; the neighborhoods west of Old Cutler Road date from the 1950s and 1960s, Saga Bay from the 1970s, and Lakes by the Bay from the 1980s. The median home was built in 1984 and 45% predate 1980.
Nearly seven of every ten of Cutler Bay's 14,469 occupied homes (69.7%) are lived in by their owners. The typical owner has been there since 2013, and about one in four owner households (26%) is headed by someone 65 or older. So the house often reaches us through an estate in probate at the Eleventh Judicial Circuit, an older house that needs more than its owner wants to put in, or a move that cannot wait. We work alongside the estate's attorney and pay that attorney at closing, and if payments slipped, we handle the bank ourselves.
Before closing, the title company orders two Town searches. The Town Clerk's lien search, $100 and five to seven business days, or $200 in 24 hours, covers code violations, false alarm violations and unsafe structures; open and expired permits are a separate Building Department search, $50 and five to seven business days. A permit that expires before its final inspection leaves the project in violation of Town codes, and since 2021 closing out a permit takes an as-built survey. Code cases can end in fines and liens, and a lien reduction is heard by a Special Magistrate. We read all of it before the offer, and any balance shows as a line before you sign.
- Neighborhoods we buy in
- Landmarks
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- Lakes By the Bay Park, a 45-acre Town park beside a 47-acre Miami-Dade County park, with a canoe and kayak launch↗
- Franjo Park, the first planned park in what is now Cutler Bay↗
- Cutler Ridge Park, a 10-acre park beside Cutler Ridge Elementary School↗
- Coastal Ridge Preserve, 8.43 acres beside the Biscayne Bay Coastal Wetlands, acquired in 2020↗
- Southland Mall, formerly Cutler Ridge Mall↗
- The Cutler Bay Town Center, 10720 Caribbean Boulevard, home of the Town's Building Department↗
- Main roads
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- Old Cutler Road, a designated historic roadway↗
- US-1 and the US-1 Busway, the Town's western edge↗
- Florida's Turnpike, which meets US-1 near Southland Mall↗
- Eureka Drive (SW 184th Street), the Town's northern edge↗
- Franjo Road↗
- Cutler Ridge Drive and Coral Sea Road, where Cutler Ridge Section One began↗
- SW 216th Street↗
- School district
- Miami-Dade County Public Schools, the county-wide district Source
- The houses themselves
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- 1984Median year builtSource
- 45%Built before 1980Source
- 2013Typical owner has been in the house sinceSource
- 26%Owner households headed by someone 65 or olderSource
U.S. Census Bureau, American Community Survey five-year estimates for 2020 to 2024, checked Oct 27, 2026.
- Before closing in Cutler Bay
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- The Office of the Town Clerk's lien search covers code violations, false alarm violations and unsafe structures, and needs the property address and folio number: $100 standard, non-refundable, in 5 to 7 business days from receipt of payment, or $200 expedited in 24 hours (Monday to Friday). Open, expired and closed permits are not part of it; a permit search is forwarded to the Building Department and paid separately. Source
- The Building Department's Open & Expired Permit Search costs $50 and takes 5 to 7 business days, or $100 for rush service in 1 to 2 business days; updates of a search are free within 60 days of the last paid search, and the permit search does not include open liens or code violations. Source
- The Town's online permit and inspection records start on August 1, 2010; for permits before that date the Town refers to the Building Department. Source
- Permits generally expire after 180 days if no inspections are requested; a project must pass every required inspection, including the final one, and a permit that expired before its final inspection leaves the project in violation of Town codes. Source
- An expired permit is renewed with a new permit application and fees, then the pending inspections are scheduled; if the work was never done, the owner submits a letter asking that the permit be canceled and an inspection verifies it. A new licensed contractor or an owner-builder can take over through a Change of Contractor, with a ten-day hold on the permit, and since June 1, 2017 a contractor or owner-builder with an expired permit cannot apply for new permits until it is renewed or closed. Source
- Under Ordinance 21-06 (Land Development Regulations Section 3-42), enforced since August 23, 2021, the owner must submit an as-built survey when a project is completed, and a post-construction topographic survey before final approval or a Certificate of Occupancy/Completion for any project that changes the drainage pattern of the property. Source
- The Code Compliance Division enforces the Town Code and, if required, imposes fines and liens through a quasi-judicial hearing process; citations may be appealed to a Special Master. Source
- The Town's Application for Lien Reduction asks whether the property is in compliance, its current value and the expenditures to secure and improve it, and the hearing is advertised; the applicant agrees to pay application, postage, advertising and attorney fees regardless of the outcome of the Special Master's Final Judgment. Source
- Under the Responsible Property Owner and Merchant Act adopted in 2008 (Chapter 26, Division 5 of the Town Code), any property that has been the subject of a notice of default or a foreclosure action must be registered with the Town, through the HERA Property Registry. Source
- The Town's Growth Management Plan says that, except for a few enclaves on private wells or septic tanks, the Town gets potable water and sanitary sewer service from the Miami-Dade Water and Sewer Department (WASD), and that the County also provides fire rescue and solid waste. Source
We are buyers, not lawyers, and we give no legal advice. These are the places and the public figures, not what you should do about them.
The part that changes
Selling in Cutler Bay: Who You Are Actually Dealing With
Cutler Bay is in Miami-Dade County, and these are Miami-Dade's offices. Public information, with the source next to it.
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01Where probate is filed
Eleventh Judicial Circuit, Probate Division, in Miami.
Source: Where probate is filed -
02Who records the deed and the liens
Deeds and liens are recorded with the Miami-Dade Clerk of the Court and Comptroller.
Source: Who records the deed and the liens
All five for Miami-Dade, including the stamp tax and the wind code, with sources →
We are buyers, not lawyers, and we give no legal advice. These are the offices involved, not what you should do about them.
Start where you are
What's Going On With the House in Cutler Bay?
Every one of these has its own page. Pick the one that sounds like yours.
We also buy near Cutler Bay
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Google reviews for Total Cash Home Buyers
These reviews are for Total Cash Home Buyers, Brandy's company. Same team, same phone number. 4.9 out of 5 across 126 Google reviews.
- 5 out of 5 stars
Jessie made the sale of my parents home super easy. It was done fast with no issues and they didn’t have to lift a finger. 10/10 would reccomend !
- 5 out of 5 stars
Total Cash Home Buyers was great to work with. I sold my home in “AS-IS” condition and didn’t pay any closing costs or fees. Great company to work with
Straight answers
Questions Sellers Ask Us
The ones people ask about this, answered straight.
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Do you buy in Cutler Ridge, Saga Bay, Lakes by the Bay and Whispering Pines?
Yes, anywhere inside the Town of Cutler Bay: Cutler Ridge, Whispering Pines, Bel-Aire and Pine Tree Manor west of Old Cutler Road, Saga Bay to the east, and Lakes by the Bay and Cutler Cay. The Town's own plan dates the neighborhoods west of Old Cutler Road to the 1950s and 1960s, and 45% of Cutler Bay homes predate 1980, so an original roof or an old kitchen is the usual call, not a reason to say no. We walk the house, show you the comps and repair numbers we used, and you pick the closing date.
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What does the Town of Cutler Bay check before a sale closes?
Two searches. The Town Clerk's lien search covers code violations, false alarm violations and unsafe structures: $100 and five to seven business days, or $200 in 24 hours. Permits are not on it; the Building Department's open and expired permit search is separate, $50 and five to seven business days, or $100 in one to two. Water and sewer come from Miami-Dade's Water and Sewer Department, so we check that account too. We order it all early, and any balance shows as a line before you sign.
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My Cutler Bay house has an expired permit or a code lien. Can you still buy it?
Yes, as it sits. In Cutler Bay a permit generally expires after 180 days without an inspection, and one that expired before its final inspection leaves the project in violation of Town codes; renewing it takes a new application and fees, and since 2021 closing it out takes an as-built survey. Code cases can end in fines and liens, and a lien reduction goes before a Special Magistrate, with the applicant paying the hearing costs whatever the outcome. We buy with it attached and deal with the Town ourselves. We are buyers, not lawyers, and we give no legal advice.
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I inherited my parents' house in Cutler Bay. Can you buy it while probate is open?
Yes. About one in four owner households in Cutler Bay is headed by someone 65 or older, so estates are part of what we buy here. In Miami-Dade the estate goes through the Eleventh Judicial Circuit's Probate Division; we work alongside the estate's attorney and pay that attorney at closing. We are buyers, not lawyers, and we give no legal advice.
One address is all we need
Tell Us About the House. We'll Tell You What We Can Do.
Same form, same three steps. If we are not the right buyer, we say so on the first call.
Or call (954) 606-5454 · or text us. No obligation, no cost. We do not sell your information.