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Cutler Bay, Miami-dade County, Florida Property Taxes

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Property Taxes in Cutler Bay, Florida

  • Median Cutler Bay, Florida effective property tax rate: 1.26%, significantly higher than the national median of 1.02%, and higher than the Florida state median of 1.10%.

  • Median Cutler Bay, Florida home value: $433,370

  • Median annual Cutler Bay, Florida tax bill: $5,067, higher than the national median property tax bill of $2,400.

How are property taxes in Miami-Dade calculated?

Property taxes in Cutler Bay, Florida are calculated based on the tax assessed value, which is often lower than the actual market value due to property tax exemptions such as the homestead or senior exemption.

Understanding Cutler Bay's property tax system, exemptions, and reduction opportunities can lead to significant savings. Regardless of where you live in Cutler Bay, knowing local tax details benefits homeowners and investors.

Last Updated April 13, 2026

Cutler Bay, Miami-dade County, Florida Property Tax Bill Calculator

$100,000

$1,500,000

$3,000,000

Median Effective Tax Rate

1.26%

Estimate Property Tax Bill

$5,460

$5,067

SAVE WITH OWNWELL

$774

Average Annual Tax Savings

How Does the Cutler Bay Property Tax Calculator Work?

Use this Cutler Bay property tax calculator to estimate your annual tax bill. Enter your property’s assessed value and our calculator applies Cutler Bay’s median effective tax rate of 1.26% — based on actual property records in Miami-Dade County — to generate your estimate.

Enter your property’s estimated assessed value — the figure the local appraisal district uses to calculate your bill, which reflects any exemptions you hold and is typically lower than your home’s market value. Our calculator applies Cutler Bay’s median effective rate across all local levies, providing a more accurate estimate than applying a single county millage rate.

Your bill may vary by ZIP code within Cutler Bay: rates range from $4,258 in 33189 to $6,162 in 33190, primarily due to differences in school district levies and local assessment districts. Cutler Bay’s median property tax bill of $5,067 is higher than the Florida median of $2,400 and higher than the national median property tax bill of $2,400, reflecting the area’s higher tax burden.

If your estimate is higher than expected, Ownwell can appeal your Cutler Bay assessment — you only pay if we save you money.

About Cutler Bay Property Taxes

About Property Taxes in Cutler Bay, Miami-Dade, Florida

Cutler Bay’s median effective property tax rate of 1.26% is higher than the Florida state median of 1.10% and higher than the national median of 1.02%. This rate reflects the Miami-Dade County base levy combined with local levies that vary by subdivision throughout the city.

Property tax rates are not uniform across Cutler Bay. Homeowners in ZIP code 33190 carry a median effective rate of 1.66%, while those in 33157 pay 1.10%. This spread reflects how school district boundaries and local assessment districts are drawn across Miami-Dade County. Understanding which part of Cutler Bay you live in can make a meaningful difference to your annual tax bill.

Cutler Bay homeowners who believe their assessed value is too high can file a formal appeal with the Property Appraiser before the September 16, 2026 deadline each year.

If your estimated bill above seems higher than expected, Ownwell can review your assessment and protest on your behalf. You only pay if we save you money.

Property Tax Rates Across Cutler Bay, Miami-dade County, Florida

As noted earlier, local government entities set tax rates, which can vary widely within a state.

Why? Because annually, each county estimates its required budget to provide services and divides that by the total value of all taxable property within its jurisdiction. This calculation results in the property tax rate.

While there are votes and laws involved in setting tax rates and budgets, in a nutshell, this is the annual process.

Below, you can compare Cutler Bay's effective property tax rate to other cities in Florida and the median property tax rates in Florida and the U.S.

Property Tax Rates Across Cutler Bay, Miami-dade County, Florida

Source: Ownwell

0.75%

1.45%

2.16%

Our median effective property tax rate (tax bill ÷ assessor's market value) accounts for exemptions and deductions, making it more accurate than the general median tax rate, which is the midpoint of statutory rates before adjustments.

Median Effective Cutler Bay Tax Rate

1.26%

Our median effective property tax rate (tax bill ÷ assessor's market value) accounts for exemptions and deductions, making it more accurate than the general median tax rate, which is the midpoint of statutory rates before adjustments.

Median Effective Miami-dade County Tax Rate

1.38%

Median Effective Florida Tax Rate

1.10%

Median Effective United States Tax Rate

1.02%

Property Tax Rates Across Cutler Bay, Miami-dade County, Florida

Zip10th Percentile25th PercentileMedian Tax Rate75th Percentile90th Percentile
331570.54%0.65%1.10%1.66%1.91%
331890.51%0.68%1.12%1.65%1.82%
331900.80%1.24%1.66%2.27%2.49%

Source: Ownwell

Property Tax Assessment Values Across Cutler Bay, Miami-dade County, Florida

When examining property taxes in Cutler Bay, Florida, understanding the distinction between market value and assessed value is crucial.

The market value is what a willing buyer would pay to a willing seller in an open and competitive market, often influenced by location, property condition, and economic market trends. The Miami-Dade County appraisal district estimates the market value for tax purposes.

The assessed value is the market value minus any applicable exemptions or limits determined by local laws and offerings. The tax assessed value is the figure used to calculate your property taxes or the amount multiplied by your tax rate to get your tax bill.

Assessment notices:

In Miami-Dade County, assessment notices are sent in the spring each year. They'll typically reach your mailbox by the middle of August.

Each property owner receives an assessment notice that contains both the market value and assessed value, along with an estimate of your property tax bill. The median home price in Cutler Bay is $433,370, with tax bills ranging significantly across the county. Zip code 33157 has the highest median home price at $493,355.

Property Tax Assessment Values Across Cutler Bay, Miami-dade County, Florida

Source: Ownwell

$162,312

$29,023,649

$57,884,986

Median Cutler Bay Market Value

$433,370

Median Miami-dade County Market Value

$420,480

Median Florida Market Value

$310,033

Median United States Market Value

$235,294

Property Tax Assessment Values Across Cutler Bay, Miami-dade County, Florida

Zip10th Percentile25th PercentileMedian Home Price75th Percentile90th Percentile
33157$261,516$433,441$493,355$619,786$806,561
33189$221,102$348,690$422,069$494,305$564,259
33190$240,295$305,760$357,000$435,000$535,109

Source: Ownwell

Property Tax Bills Across Cutler Bay, Miami-dade County, Florida

Property tax bills in Cutler Bay are based on the assessed value of a home and the local tax rates set by taxing authorities in Miami-Dade County. For a home with a median value of $433,370, the bill can vary widely depending on the property’s assessed market value, exemptions, and the specific taxing districts that apply. Homeowners in the area see a wide range of outcomes, with bills at the 25th percentile at $3,058, the 75th percentile at $7,396, and the 90th percentile at $9,404.

What does this mean for homeowners? A higher assessed value can lead to a higher tax bill, even when market conditions change. That is why reviewing your assessment matters. Ownwell helps homeowners identify savings opportunities, file property tax appeals, and pursue exemptions that may reduce what they owe. By challenging an unfair assessment, Ownwell can help lower your property tax bill and keep more money in your pocket.

Property Tax Bills Across Cutler Bay, Miami-dade County, Florida

Source: Ownwell

$2,098

$248,335

$494,572

Median Cutler Bay Tax Bill

$5,067

Median Miami-dade County Tax Bill

$4,977

Median Florida Tax Bill

$3,263

Median United States Tax Bill

$2,400

Property Tax Bills Across Cutler Bay, Miami-dade County, Florida

Zip10th Percentile25th PercentileMedian Tax Bill75th Percentile90th Percentile
33157$2,312$2,917$5,094$8,377$11,703
33189$1,934$2,795$4,258$6,533$8,375
33190$2,738$4,395$6,162$7,717$8,956

Source: Ownwell

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Frequently Asked Property Tax Questions in Cutler Bay, Florida

How are property taxes calculated in Cutler Bay, Florida?
Property taxes in Cutler Bay, Florida are calculated by multiplying your property's assessed value by the applicable tax rate set by local taxing authorities. The assessed value is determined by the county assessor and may differ from your property's market value depending on local assessment ratios and exemptions.
How do I appeal my property taxes in Cutler Bay, Florida?
To appeal your property taxes in Cutler Bay, Florida, you typically need to file a formal protest or appeal with your local appraisal district or assessor's office by the stated deadline. You'll need evidence such as comparable sales, a recent independent appraisal, or documentation of property condition issues. Ownwell can handle this entire process for you.
What property tax exemptions are available in Cutler Bay, Florida?
Common property tax exemptions in Cutler Bay, Florida include homestead exemptions for primary residences, senior citizen exemptions, veteran exemptions, and disability exemptions. Exemption amounts and eligibility requirements vary by county. Contact your local appraisal district or check Ownwell for details specific to your property.
When are property taxes due in Cutler Bay, Florida?
Property tax deadlines in Cutler Bay, Florida vary by county but typically include an assessment notice period in spring or early summer, followed by an appeal deadline, and a tax payment due date in the fall or winter. Check with your county assessor's office for specific dates in your area.
How can Ownwell help reduce my property taxes in Cutler Bay, Florida?
Ownwell provides professional property tax appeal services in Cutler Bay, Florida. Our team analyzes your assessment, gathers evidence, files all paperwork, and represents you at hearings — all with no upfront cost. You only pay a percentage of your savings if we successfully lower your tax bill.