Christina at the Hammocks
Homes for Sale in Miami-Dade County, FL
True comps, carrying-cost math, and listings before the portals.
Over the 12 months ending 2026-09-20, 3 recorded sales closed at a median of $570,000, $256 per square foot, a median 66 days on market, sellers accepting 97% of original asking. At the median price and Miami-Dade County's FY2025-26 rate of 17.59 mills, annual property tax runs about $10,030 ($9,310 with the full homestead exemption).
Part of the Hammocks master-planned community in Miami, FL — see all Hammocks homes for sale (38 listings across 22 villages and sections in the MLS).
The number that matters most at Christina at the Hammocks right now is the 66-day median time on market. That is not a fast clock, and it tells you pricing discipline matters more than urgency. Combined with a median price of $570,000 and a median price per square foot of $255.95, the math points to a market where condition and presentation are doing the heavy lifting on what a given home actually commands.
With only three closings in the current window, this is a thin-data read, not a deep trend line. Sellers should treat the median as a directional marker, not a ceiling or a floor, and price to the specifics of their unit rather than the community average. Buyers have a bit more room to negotiate on timeline and terms than they would in a market clearing in half the time.
Figures in this note are as of July 22, 2026. The live market numbers elsewhere on this page update nightly and are newer.
Nearby homes for sale
No active listings inside CHRISTINA AT THE HAMMOCKS right now. These are the 6 closest homes on the market, by straight-line distance from the community's center; some may sit just outside its boundary.
Listing data from the MLS feeds named on each listing page; deemed reliable but not guaranteed. Refreshed nightly.
The 60-Second Overview
Christina at the Hammocks market snapshot (as of September 20, 2026): the median sale price is about $570K ($256 per sq ft over the trailing 12 months of closed sales), and a median 66 days on market for closed sales.
In ZIP 33196, 355 homes closed in the last 12 months at a median of $588K ($329/sq ft), up 0.7% year over year, with a median 53 days on market. Right now 145 active and 42 pending listings — a balanced market. See the live ZIP 33196 housing market and the Miami-Dade County market.
MIAMI REALTORS sales records identify 40 homes in CHRISTINA AT THE HAMMOCKS that have changed hands since 2006, built between 1997 and 2000 (median 1998), with a median living area of about 2,185 sq ft and a typical 4-bedroom, 2.5-bath layout; 100% are single-family homes. Source: MIAMI REALTORS closed-sale history compiled by Momentum Research; counts reflect homes with a recorded MLS sale, not every home in the community.
Christina at the Hammocks is a Miami-Dade community where current MLS activity is limited enough that each closing carries real weight in reading the market, and per-square-foot pricing is the more reliable signal than headline price alone.
Who Christina at the Hammocks is best for.
Best for
- Buyers comfortable with a longer search-to-close timeline who want to evaluate value on a per-square-foot basis
- Sellers willing to price based on condition and current comps rather than an assumed premium
- Buyers or sellers who want a data-first read in a market with limited recent closing volume
Probably not for
- Buyers who need a decision and close inside a few weeks
- Sellers expecting amenity-driven premiums not documented in current MLS listings
- Anyone relying on a single median figure without checking it against the specific unit's price per square foot
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending September 20 of each year, from record-level MIAMI MLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($570K) IS the median in the snapshot above.
Windows contain 1 to 7 sales each (3 in the current window); every figure carries its sample size, and thin markets swing on single closings. Based on information from the Southeast Florida Multiple Listing Service (SEFMLS) or from MIAMI Association of REALTORS(R) for the period 2012 through 2026. Deemed reliable but not guaranteed.
The real cost & risk here
Before the list price, the Florida math the portals skip. These are Miami-Dade County typicals — your exact home, flood zone, and insurance quote will vary, so verify each before you offer.
Check it for your address: look up your flood zone (FEMA) · insurance by county · true-cost calculator · Miami-Dade County scorecard.
County typicals from Momentum’s Florida housing data (Zillow & Realtor.com aggregates, Census, FRED), updated monthly; insurance modeled. Flood zone is property-specific — always confirm via FEMA.
22% of homes for sale in ZIP 33196 are already under contract (under contract ÷ under contract + active listings) — a read on how much of the available inventory buyers have already claimed. Source: MLS data (2026-09-20).
The Christina at the Hammocks buying strategy.
If we were buying in Christina at the Hammocks today, this is the order of operations we would run for our clients.
Underwrite the condition first. Price the roof, HVAC, and systems honestly before judging any list price; condition swings value here more than square footage alone.
Match the home to real comps. Recent sales of similar condition and lot, not the asking price, tell you what a home is worth.
Move deliberately, not desperately. Neither side has a decisive edge, so a well-prepared, fairly-priced offer wins without overpaying.
Line up financing and inspection early. A pre-approval and an inspection plan let you act fast and negotiate from evidence.
Keep an agent in your corner. The listing agent works for the seller; we represent you and prepare a hand-built valuation before any offer in Christina at the Hammocks.
What the numbers are actually saying
A median of $570,000 against a median of $255.95 per square foot suggests homes here are landing in a mid-size range rather than at the extremes, and that per-square-foot figure is the number worth anchoring a pricing conversation to, since it normalizes for the different footprints likely present across the three recorded closings.
The 66-day median days on market is the clearest signal in this snapshot. It is long enough to indicate that buyers are taking their time evaluating condition and value, and that sellers who price aggressively out of the gate risk sitting rather than closing quickly. No community amenities were identified from current MLS listings, so any amenity story for a specific listing needs to be verified unit by unit rather than assumed from the community name.
The location and the amenities are priced into every listing in Christina at the Hammocks. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
With only three closings feeding the current picture, generic comps will mislead you. We pull the underlying per-square-foot data for the specific unit type you are buying or selling and price against that, not against a thin community median that can swing hard with the next closing.
Christina at the Hammocks in 15 seconds.
HOA, CDD & Fees
- HOA status not on record. Verify any dues before you offer
- Any club/amenity membership is billed separately
Confirm the current HOA dues, exactly what they cover, and any CDD bond or special assessment for a specific address before you offer.
Tools for a Christina at the Hammocks buy.
Free calculators to pressure-test the real cost before you tour.
Selling here is won on condition and pricing to real comps, not an automated estimate. The right number comes from closed Christina at the Hammocks sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Christina at the Hammocks, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Christina at the Hammocks home worth?
Get a no-obligation home value based on real comparable sales in Christina at the Hammocks, not an automated guess. Tell us about your home and we will personally prepare your numbers and a pricing strategy. No obligation, no spam.
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Recent Developments in Christina At The Hammocks
Development, infrastructure, retail, and school activity affecting Christina At The Hammocks, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated October 2026.
- October 2026Retail & Dining
Shops at Sunset Place nears demolition for mixed-use redevelopment
The plan calls for 1,513 residences in seven towers of 12 to 33 stories, a 287-room hotel, a 1,300-seat theater, 202,462 square feet of retail and 65,892 square feet of office. Demolition is now targeted for early 2027 and a first phase around 2029. Plans estimate about $149 million in infrastructure improvements.
What it may mean for the marketReplaces a largely vacant mall with housing, hotel and street-level retail near Dadeland and the South Dade Metrorail line. The project is about 6 miles east of Christina At The Hammocks, elsewhere in Miami-Dade County.
Source: Miami Today - September 2026Development
University of Miami agreement with Coral Gables would add a hospital of up to 100 beds
A development agreement would allow construction of a hospital with up to 100 beds on the university's Coral Gables campus, offering inpatient, outpatient and emergency care. The agreement would also reshape the campus, which includes the Gables Village residential complex of 1,458 beds slated for mid-2029. Cost, size and timeline for the hospital were not stated.
What it may mean for the marketA campus hospital would add inpatient and emergency care capacity and healthcare employment in the Coral Gables area. The site is about 7 miles east of Christina At The Hammocks.
Source: Miami Today - September 2026Market
Lenders file foreclosure suit over Metro Parc South in Hialeah
Scale Lending filed suit on September 22 alleging default on $31.1 million in construction loans for MG Developer's planned 10-story, 347-unit third phase of Metro Center near East 24th and 25th streets. The project had a $105 million financing package, and the developer says it is in good-faith talks with lenders.
What it may mean for the marketThe dispute puts the timing of 347 planned Hialeah apartments in question, which could affect near-term rental supply. The project is about 10 miles northeast of Christina At The Hammocks, elsewhere in Miami-Dade County.
Source: Hoodline - September 2026Civic
Miami-Dade commissioners adopt $14.26 billion budget with flat tax rate
County commissioners approved the fiscal year 2026-27 budget after a meeting that ran from Thursday afternoon into Friday morning. The operating property tax rate stays flat at 4.57 mills. The county says the plan prioritizes public safety, parks and transportation amid slowing revenue growth.
What it may mean for the marketA flat operating millage keeps the county's property tax rate steady for owners across Miami-Dade for the coming fiscal year. The site is about 12 miles east of Christina At The Hammocks.
Source: Local 10 News - September 2026Infrastructure
County committee reviews $101 million contract for MIA North Terminal baggage screening machines
A county committee is reviewing a $101 million contract to replace 25 explosives detection machines in the North Terminal's baggage-handling system at Miami International Airport. The work would take about four and two-thirds years and be phased to limit disruption.
What it may mean for the marketBaggage system upgrades at the airport support passenger throughput and airport-related operations over several years. The site is about 8 miles northeast of Christina At The Hammocks.
Source: Miami Today - June 2026Development
Grupo T&C plans 62-story 13th Edge tower near Brickell
Grupo T&C filed a pre-application with Miami-Dade County for 13th Edge, a 62-story, 648,700-square-foot tower at 237 Southwest 13th Street with 400 apartments and 400 hotel rooms. The project, designed by Kobi Karp Architecture, would replace the 36-unit El Vedado condominium built in 1972.
What it may mean for the marketIntroduces a large mixed-use residential and hotel tower to the area west of Brickell, adding hundreds of apartments and hotel rooms and replacing a small older condominium. The project is about 12 miles east of Christina At The Hammocks, elsewhere in Miami-Dade County.
Source: The Real Deal
Summaries reflect public reporting and official sources linked above as of the dates shown. Project details, timelines, and approvals can change. Commentary on potential market effects is general observation, not investment advice or a prediction for any specific property. For the freshest items across the whole region, see This Week in Northeast Florida.
Frequently Asked Questions
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An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Community market stats | MIAMI MLS closed sales, 12-month windows ending September 20, 2026 |
| Under-contract shares | MIAMI MLS records, as of 2026-09-20 |
| Historical depth | Closed-sale records back to 2012 (32 transactions analyzed) |
Verify the primary sources yourself: Florida DOR · U.S. Census · FEMA flood maps · Citizens Property Insurance.
Momentum Research figures are our own analysis of MIAMI MLS records; MLS data is deemed reliable but not guaranteed. Methodology: how Momentum market scores are computed. Market metrics describe homes for sale and recent sales, not residents.
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More on Christina at the Hammocks
- Home values · What homes in Christina at the Hammocks actually sell for
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