Thirty-plus years after Andrew

Andrew's eyewall crossed this part of the county in August 1992, and neighborhoods such as Cutler Ridge, Saga Bay, and Lakes by the Bay lost roofs, windows, and in many cases whole houses. The Cutler Ridge Mall, now Southland Mall, was badly damaged too. Much of what stands today was repaired or rebuilt in the few years that followed.

That rebuild is now more than three decades old. Windows, doors, air handlers, water heaters, and plumbing installed in the mid-1990s are wearing out at roughly the same time, and hurricane shutters from that era are often missing panels or hardware.

Permit records in two places

Cutler Bay incorporated in 2005. Before that the area was unincorporated, so permits for the post-Andrew rebuild and any work up to incorporation were issued by Miami-Dade County, while later permits are with the town's own building division. If you need to show that a roof or an addition was permitted, the answer may be split between the two.

Gaps are common: a hurried 1990s repair that never got a final inspection, or a roof replaced under a permit nobody closed. You don't need to track those down before asking us for an offer.

Low ground near Biscayne Bay

Cutler Bay runs east to the shoreline of Biscayne Bay, and much of the town is low. Eastern neighborhoods fall within storm surge evacuation zones and FEMA flood zones, and several of the town's canals connect to the bay.

  • Lenders require flood insurance in high-risk zones, and older homes built below current elevation standards can be costly to cover.
  • Florida sellers must now disclose flood insurance claims and federal flood aid, such as FEMA assistance, so past water damage becomes part of the record.
  • Roofs here are held to High-Velocity Hurricane Zone standards, the tougher rules Miami-Dade put in place after Andrew exposed weak construction.
  • Canal-side lots may have seawalls or docks that need work.

Who sells in Cutler Bay

  • Owners who bought during or after the rebuild and are now retiring or moving closer to family
  • Heirs of those owners, sorting out a house no one plans to live in
  • Landlords whose last tenant moved out and left repairs behind
  • Homeowners whose insurance renewal came back demanding a new roof

From offer to closing

Our team has spent more than 10 years buying houses just as they are. After a walkthrough, we put a written offer in front of you and explain how we got there. If you accept, a title company takes over the title and lien searches and handles closing, and you can sign in person or, often, remotely.

Frequently asked questions

Will you buy a Cutler Bay house with Andrew-era repairs that were never permitted?

Yes. Unpermitted or unfinished work from the rebuild is common here. We account for it in our offer instead of asking you to fix it.

My insurer won't renew unless I replace the roof. Can I sell first?

Yes. We buy homes with roofs that insurers have flagged, and you don't need to replace yours before closing.

Do you buy in Saga Bay and Lakes by the Bay?

Yes, along with Cutler Ridge and the rest of the town, plus neighboring Palmetto Bay and Homestead.

Can you buy a Cutler Bay home that has flooded?

Yes. Walk us through the flooding, any claim you filed, and the repairs done since, and we'll base the offer on the home's condition now.