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Cutler Bay, Miami-Dade County

Impact windows and doors in Cutler Bay

Cutler Bay is a town of about 45,800 people that incorporated in 2005, and county GIS maps 74.4% of it in a high-risk flood zone. Hurricane Andrew came ashore just to the south in 1992; our 175 mph impact windows here average $800–$1,800 installed.

Get a quick quoteCall 754-800-4115

Cutler Bay at a glance

Cutler Bay at a glance

Cutler Bay homes

We know Cutler Bay homes

Cutler Bay incorporated on November 8, 2005, on about 9.9 square miles.

Cutler Ridge Section One was platted in 1954 and named for the limestone ridge.

We serve Miami-Dade homes from our Fort Lauderdale office, about 30–45 minutes away. Crews in Miami-Dade every week, written quote in 24–48 hours.

Recent installs

Recent Republic jobs

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Postwar sections to lake communities

Where Cutler Bay homes differ

  • Cutler Ridge

    Platted 1954

    Cutler Ridge Section One was platted in 1954 and named for the limestone ridge; sections 3 to 7 followed through 1958.

    For your windows: We measure every opening, since 1950s sizes rarely match today's stock units.

    Town of Cutler Bay · Development of Cutler Bay

  • Bel Aire

    Platted from 1957

    Bel Aire started in 1957 and grew by 23 more sections through 1978.

    For your windows: Bel Aire thresholds get a careful seal.

    Town of Cutler Bay · Development of Cutler Bay

  • Saga Bay

    Replatted 1972

    Saga Bay was a 1972 replat of the old Tenalla Ocean Farms land.

    For your windows: Homes near the bay take the brunt of a storm surge, so ground-floor sliders get careful sill work.

    Town of Cutler Bay · Development of Cutler Bay

  • Lakes by the Bay

    Lennar, 1983

    Lakes by the Bay Section One was platted in 1983; its lakes were dug for fill.

    For your windows: Lake-facing sliders and big rear windows are the main openings we replace here.

    Town of Cutler Bay · Development of Cutler Bay

  • Whispering Pines

    Late 1950s

    Holiday House and Whispering Pines were platted in 1956–57.

    For your windows: Only about a fifth of the Whispering Pines plats are in zone AE, the lowest share in town.

    Town of Cutler Bay · Development of Cutler Bay

  • Lincoln City

    Platted 1948

    Lincoln City Section A was platted in 1948 near Hainlin Mill Drive and Ingraham Highway.

    For your windows: Older frame and block homes here can need opening adjustments, which we measure first.

    Town of Cutler Bay · Development of Cutler Bay

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Permits, four layers

Permit steps for a Cutler Bay home

The town runs its own Building Division. Here's the path.

  1. 1

    Window application

    The town's permit application lists windows as their own trade, separate from other work.

    Town of Cutler Bay · Building Division
  2. 2

    Approvals attached

    Each Cutler Bay opening gets an approval sized for its pressure.

    Miami-Dade RER · Windows, Shutters, Doors and Security Bars
  3. 3

    Building Division

    Plans go to the Building Division at 10720 Caribbean Boulevard, Suite 110.

    Town of Cutler Bay · Building Division
  4. 4

    Town sign-off

    After the final, Cutler Bay enters inspection approval.

    Town of Cutler Bay · Building Division

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Before you sign

Choosing a Cutler Bay impact window company

Ask whether they file windows as their own trade on the town form.

  • State license

    CGC-1533058 is on our Cutler Bay applications.

  • Window trade

    Approvals matched to each opening's pressure.

  • Lifetime labor, original owner

    The lifetime labor warranty covers you, the original owner. It doesn't pass to a new owner if you sell.

  • Insurance on file

    Lake-community HOAs get certificates on request.

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Andrew and Cutler Bay glass

Andrew came ashore at Fender Point on August 24, 1992, with 165 mph sustained winds, and destroyed about 49,000 homes across south Dade.

During Irma, NWS Miami logged 56 mph sustained and an 83 mph gust at Cutler Ridge.

Windows and doors for Cutler Bay homes

Houses in sections platted from 1948 on, plus lake communities like Lakes by the Bay. Sliders to the back patio come up often.

In the HVHZ, our hinged impact doors (French and entry doors) swing out. Sliding glass doors and garage doors don't swing.

Cutler Bay housing stock

Cutler Bay residential parcels: 14,305. Cutler Bay mix: 10,575 single-family, 1,867 condo units, 1,734 townhouses and 129 small multifamily.

Cutler Bay median build year: 1988. Cutler Bay pre-1992 share: 60%. Cutler Bay 2002-and-later share: 31%.

Installed estimates

Prices by size and door type

Impact windows by size

Average installed impact window price by size
WindowSizeAverage installed
Single-hung37 by 63 inchabout $1,100
Horizontal roller53 by 50 inchabout $1,250
Fixed (picture)37 by 50 inchabout $900
Casement37 by 50 inchabout $1,300

Impact doors

Typical installed impact door prices
DoorTypical installed
Single French door$2,800–$4,000
Double French door$3,800–$7,000
Sliding glass door, 2 panels$2,500–$3,500
Each extra slider panelabout $600–$800
Fiberglass entry door$2,200–$5,500
Solid garage door$2,800–$4,200

Installed estimates that vary with size, glass, and options. HVHZ products and testing make Cutler Bay jobs cost more than outside the HVHZ. Every home gets its own written quote.

Get a quick quote

Four fields. We call to book your free in-home measure.

Prefer the phone? Call 754-800-4115.

Grants and insurance

My Safe Florida Home and your wind-mitigation form

If you qualify for My Safe Florida Home, the state pays $2 for every $1 you pay, up to $10,000, after the program's free wind-mitigation visit (Fla. Stat. §215.5586). How the program works.

Impact windows and doors count as opening protection, Question 9 on the state's wind-mitigation form, OIR-B1-1802. A licensed inspector fills it out after the work, and your insurer sets the discount.

Questions

Cutler Bay impact window questions

Are windows their own permit trade?

Yes. The town's permit application lists windows separately from other work.

Where is the Building Division?

10720 Caribbean Boulevard, Suite 110.

How much of Cutler Bay is a high-risk flood zone?

74.4% on the county map, mostly zone AE.

Do Saga Bay and Lakes by the Bay homes need HOA approval first?

Yes, most planned subdivisions in Cutler Bay require architectural approval for frame color and grid style before we file in the Town Portal.

What did Irma do here?

Cutler Ridge recorded 56 mph sustained and an 83 mph gust, per NWS Miami.

Why are there lakes in Lakes by the Bay?

They were dug for fill when Section One was platted in 1983.

Are Cutler Bay hurricane windows different from Cutler Bay impact glass?

No — Cutler Bay homeowners in Cutler Ridge and Bel Aire use both Cutler Bay terms for 175 mph Cutler Bay HVHZ units. Every Cutler Bay opening permitted via Cutler Bay's Town permit application for Cutler Ridge, Bel Aire, and Saga Bay carries Cutler Bay-accepted HVHZ approvals.

What does a Cutler Bay single-hung impact window cost?

Expect close to $1,100 installed for a 37×63 Cutler Bay single-hung at a Cutler Bay address. Across Cutler Bay streets in Cutler Ridge, Bel Aire, and Saga Bay, your Cutler Bay total reflects Cutler Bay frame color, Cutler Ridge glass spec, and Cutler Bay pressures filed with Cutler Bay's Building Division, 10720 Caribbean Blvd, Suite 110 via Cutler Bay's Town permit application.

What's the Cutler Bay quote turnaround?

Within 24–48 hours of your Cutler Bay visit, with each Cutler Bay opening priced. Each Cutler Bay proposal itemizes Cutler Ridge, Bel Aire, and Saga Bay opening sizes, Cutler Bay approvals attached numbers, and Cutler Bay's Building Division, 10720 Caribbean Blvd, Suite 110 fees in Cutler Bay's Town permit application.

Does Cutler Bay need a recorded notice?

State law requires a notice of commencement over $5,000.

Do Cutler Bay patio doors swing?

In the HVHZ, our hinged impact doors (French and entry doors) swing out. Sliding glass doors and garage doors don't swing.

Cutler Bay labor warranty: who's covered?

The lifetime labor warranty covers you, the original owner. It doesn't pass to a new owner if you sell.

Official sources

Look it up yourself

Our licenses, the product approvals, and the city's permit office are all public.

The fine print

The rules

Wind and missile rules

All of Miami-Dade is in the HVHZ, with 175 mph design wind for a Risk Category II home.

  • Up to 30 feet: the large-missile test of TAS 201 and TAS 203, a 9-pound 2x4 fired at 50 feet per second, then cyclic pressure.
  • Above 30 feet: the small-missile test, 2-gram steel balls at 130 feet per second.
  • Operable windows and doors are also tested to TAS 202 for pressure and water (FBC 2411.3.2.1), and each unit needs a Miami-Dade Notice of Acceptance (NOA) or Florida approval covering its size and pressure. Permits applied for after December 31, 2026 fall under the 9th Edition (2026) Florida Building Code.

Sources: FBC 2023 §1620 (HVHZ wind loads) · FBC 2023 §1626 (HVHZ impact tests, TAS 201 and 203) · FBC 2023 §2411.3 (HVHZ windows and doors, TAS 202) · Miami-Dade RER · Product Approval

Associations, recording, and storm history.

Condos and HOAsLake communities and older sections

  • §718.113(5) lets Cutler Bay condo boards choose.

  • Under §720.3035(6), a Cutler Bay HOA must allow compliant protection.

Sources: Florida Statutes §718.113 · Florida Statutes §720.3035

PaperworkNotice of commencement

  • Notices of commencement for Cutler Bay jobs start at $5,000.

  • We post the Cutler Bay copy after recording it.

Sources: Florida Statutes §713.13 (notice of commencement) · Florida Statutes §713.135

Storm historyAndrew's path

  • Hurricane Andrew came ashore at Fender Point, south of town, on August 24, 1992, with 165 mph sustained winds.

  • Andrew destroyed about 49,000 homes and damaged 108,000 more across south Dade.

Source: NWS Miami · Hurricane Andrew

The 175 mph HVHZ rules, NOA checks, and permits for all 34 Miami-Dade cities are compared on Miami-Dade County impact windows.

Estimates

The Real Cost

Calculate what this project will really cost you, and your return on investment.

Pick your windows

Add a count to see the average installed price.

Average installed price, estimate, for these common sizes. Other sizes and types are quoted after a free in-home measure. The project cost below fills in from your picks; change it if you have a quote.

Your numbers

The wind or hurricane part of your homeowners premium, shown on your declarations page.

Est. monthly payment

$0.00

As low as 8.99% APR for 20 years.

Est. insurance savings / mo

$0.00

Estimate only. Assumes 10% of your windstorm premium. Your insurer's Notice of Premium Discounts shows your actual credits.

Est. electric savings / mo

$0.00

Estimate. Assumes 12% of the monthly bill, ENERGY STAR's Southern-zone average for replacing single-pane windows with ENERGY STAR certified ones (about 8% from double-pane).

Est. real monthly cost

$0.00

Payment minus the insurance and electric savings.

Est. payback

0.0 years

Project cost divided by yearly insurance and electric savings.

Estimates only. The insurance and electric percentages are assumptions, not quotes. Actual savings depend on the insurer, the home, and usage. Not a guarantee. Financing is subject to credit approval.

How it works

From measure to walk-through

  1. Estimate

    We come to the house and measure for free. The quote is usually back within 24–48 hours.

  2. Sign the contract

    Nothing's agreed until you sign a written contract.

  3. Measurements

    We measure each Cutler Bay opening and match it to an approval for its pressure.

  4. Permit

    We file the window permit with the Building Division.

  5. Ordering materials

    Windows and doors get ordered to those measurements.

  6. Installation

    A licensed crew installs them, then walks the job with you.

  7. Final sign-off

    Cutler Bay's inspector checks anchors and labels; inspection approval follows.

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Financing

Pay over time

12

Months

No interest if paid in full

10

Years

at 6.99% APR

20

Years

at 8.99% APR

Lenders

  • Sunlight Financial
  • Service Finance Company
  • Upgrade
  • Renew Financial

Get Qualified

12-month offer is deferred interest: if not paid in full by the end of the promotion, interest is charged back to the purchase date. Subject to credit approval.

Project films

Hear it from our customers

Reviews and licenses

Rated 4.8, licensed and insured

Google rating

4.8

4.8 on Google

What South Florida homeowners say about their new windows and doors.

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Profiles

Our business profiles on independent sites, plus the facts about our company.

Next step

Free estimate

We measure at the house for free. The quote is usually back within 24–48 hours. Nothing is agreed until you sign a written contract.

Get a quick quoteOr call 754-800-4115

Service area

Counties we serve

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