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Miami-Dade County · South Dade suburbsProperty management in Cutler Bay
Long-term annual management for Cutler Bay homes, townhomes and condos, plus buying and selling with a licensed broker. Leasing, upkeep and one owner app.
Suburban streets near the bay, with a town that registers rentals.
Short-term rentals are limited here. Annual leases are the plan we lead with, and your community usually has its own rules. The panel shows what the city allows.
Cutler Bay is a young town in South Miami-Dade, along US-1 and the Turnpike and just south of Palmetto Bay, with Biscayne Bay and protected wetlands along its eastern edge. Most of the housing is single-family homes in established subdivisions such as Lakes by the Bay, Saga Bay, Whispering Pines and Bel Aire, many with lakes and canals, plus townhomes, villas and condos closer to US-1 and the Cutler Ridge area. Much of the area was rebuilt after Hurricane Andrew in 1992, so roofs, windows and shutters vary a lot from house to house, and we check them before a lease starts.
It is a strong long-term rental market. Families come for the space and the schools, and many tenants work at the hospitals, schools and businesses of South Dade or commute north toward Kendall and Miami. Several sections are 55 and older communities with their own rules on who can lease, so we check the association documents before a home goes on the market.
Short-term rentals are allowed with a town registration, and the town expects the paperwork to be complete. The application asks for a notarized affidavit, a floor plan sketch, the DBPR license, state tax registration, a lease with required guest details, insurance that names vacation rental use, and every listing platform you use. The rental agent has to live within 30 miles and must be able to get to the property within two hours, and every ad must list the maximum occupancy. We prepare the packet, serve as the agent and keep the renewal current each September.
Many South Dade owners are also buyers. Buying in Cutler Bay is part of what we do too: Brandon Schneider, a licensed broker, can find a house or small multifamily property in Saga Bay or Lakes by the Bay with the rental math done up front, and once it closes we lease it, manage it and post income, repairs and statements to the owner app.
- Lakes by the Bay
- Saga Bay
- Whispering Pines
- Bel Aire
- Cutler Ridge
Services in Cutler Bay.
Long-Term Rentals in Cutler Bay
Condos in Cutler Bay
Multifamily in Cutler BayOne team. Three promises.
The same standard in every city we serve.
Maintain
Upkeep is unmatched, and upkeep equates to higher rents.
Manage
Every platform, guest and lease on one calendar, 7 days a week.
Monetize
Smarter pricing, higher occupancy, a two-minute monthly report.
Local proof and map
Renting in Cutler Bay, answered.
Short answers here. Anything longer belongs in a guide, linked below.
Do you manage long-term rentals in Cutler Bay too?
Yes. Annual and seasonal leases, with the same team and the same app.
Can you help me buy or sell in Cutler Bay?
Yes. Brandon Schneider is a licensed broker: he can list and sell your property, or find your next one, and we can manage it after closing.
What does management cost?
It depends on the property. The only thing we say publicly: if you are paying over 15%, let's compare.
Can I rent my Cutler Bay condo short-term?
Vacation rentals must register with the town under Section 3-179.1 of the Land Development Regulations (Ordinance 19-04). Approved rentals get a street-facing registration placard and are listed by the town. Your building's documents can be stricter than the city, so we confirm both before listing.
What licenses do I need for a short-term rental in Cutler Bay?
Town registration ($250 initial, $110 annual renewal, all expiring September 30) with a notarized compliance affidavit, floor plan sketch, DBPR license, Florida Department of Revenue registration, a lease with the required guest information and liability insurance that covers vacation rental use. An agent living within 30 miles, reachable 24/7 and on site within 2 hours. Listing platforms disclosed, maximum occupancy in every ad and a guest register kept. Guests pay 13% in taxes on stays of 6 months or less (6% state + 1% county surtax + 3% convention development + 2% tourist development + 1% sports franchise. No town resort tax.). We handle the filings as part of the service.
What is the minimum stay in Cutler Bay?
No town minimum found. Many associations set their own minimum, often 30 days or more, so the building usually decides.
Can the state or Cutler Bay change these rules?
Yes, within limits. Under Florida law (FS 509.032(7)), cities cannot ban vacation rentals or limit how long or how often they are rented, but rules adopted before June 1, 2011 still stand. A 2024 rewrite of the state law (SB 280) was vetoed. Every short-term rental in Florida also needs a DBPR transient public lodging license and state sales and tourist tax accounts.
Does Cutler Bay need to see my listing platforms?
Yes. The town application requires you to disclose every platform or advertising channel you use for the rental, and each ad must show the maximum occupancy approved for the property. We handle those disclosures when we register the rental.
Paying over 15%?
Let's compare.
An hour with Brandon, in person, by phone or by video. Bring your current statement. No pressure, just service.