Oakwood at the Hammocks
Homes for Sale in Miami, FL
All 4,658 homes for sale in Miami, FL · median $520,990 · 150 homes for sale in 33196 · Miami-Dade County homes for sale
True comps, carrying-cost math, and listings before the portals.
Photo via MIAMI MLS
Over the 12 months ending 2026-09-20, 4 recorded sales closed at a median of $695,000, $329 per square foot, a median 15 days on market, sellers accepting 95% of original asking. At the median price and Miami-Dade County's FY2025-26 rate of 17.59 mills, annual property tax runs about $12,230 ($11,510 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 jumps out here is the 8-day median time on market. That is fast by any measure, and it tells you pricing at or near list is getting immediate response rather than lingering for negotiation. With only three closings in this window, treat the median price and price-per-square-foot as a directional read rather than a precise ceiling or floor — a single high or low sale can move both figures meaningfully in a small dataset like this.
At a median of $690,000 and roughly $341 per square foot, this is a market where condition and layout do the heavy lifting on final price, since there is not enough volume to establish a tight, predictable band. For a seller, that argues for pricing to the strongest recent comparable rather than splitting the difference. For a buyer, it means being ready to move quickly and decisively once a listing that fits is identified, since the days-on-market figure suggests limited window for deliberation.
Figures in this note are as of July 22, 2026. The live market numbers elsewhere on this page update nightly and are newer.
The 60-Second Overview
Oakwood at the Hammocks market snapshot (as of September 20, 2026): the median sale price is about $695K ($329 per sq ft over the trailing 12 months of closed sales), and a median 15 days on market for closed sales.
In ZIP 33196 (Miami), 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 42 homes in OAKWOOD AT THE HAMMOCKS that have changed hands since 2009, built between 1989 and 1996 (median 1990), with a median living area of about 2,288 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.
Oakwood at the Hammocks sits within Miami-Dade County's broader Hammocks corridor, an established residential pocket where current MLS activity is thin enough that each closing carries outsized weight in reading the market.
Who Oakwood at the Hammocks is best for.
Best for
- A buyer who has financing pre-arranged and can act within days of a listing hitting the market
- A buyer prioritizing the home itself — layout, condition, square footage — over a shared amenity package
- A buyer comfortable pricing off a thin but current comparable set rather than months of historical data
Probably not for
- A buyer who wants a deep bench of recent comparable sales before setting an offer strategy
- A buyer specifically shopping for community amenities like a pool, clubhouse, or organized recreation
- A buyer who needs weeks to deliberate before making a decision on a home
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 ($695K) IS the median in the snapshot above.
Windows contain 0 to 7 sales each (4 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.
23% 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 (2026-10-20).
Oakwood at the Hammocks Market Scorecard
Oakwood at the Hammocks is currently a balanced market..
Go deeper: ZIP market scorecard · county scorecard · true cost calculator · affordability calculator.
Live data: MIAMI MLS, refreshed twice daily. Market metrics only; these describe homes for sale and recent sales, not residents.
Homes For Sale Right Now in Oakwood at the Hammocks
Live MLS inventory for Oakwood at the Hammocks. Every active listing, what is under contract right now, and the last 12 months of closed sales, refreshed twice a day. Closed comps beat an algorithm's guess every time.
Active and pending Oakwood at the Hammocks listings as of 2026-08-03, priced high to low. Based on information from the Southeast Florida Multiple Listing Service (SEFMLS) or from MIAMI Association of REALTORS(R) for the period 2012 through 2026. Tap any home to ask about it.
The Oakwood at the Hammocks buying strategy.
If we were buying in Oakwood 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 Oakwood at the Hammocks.
A Small Sample, A Fast Clock
Three closings is not enough to draw a firm line on value, but it is enough to see a pattern: homes here are not sitting. An 8-day median days-on-market figure, even against a small closing count, points to buyers acting fast when something in this price range comes available and is priced appropriately.
No community amenities are identified from current MLS listings, which means the pricing here is being driven by the homes themselves — square footage, layout, condition, and lot rather than a shared clubhouse, pool, or recreational package. Anyone comparing this community to an amenity-rich HOA should adjust expectations accordingly; the $341 per-square-foot median reflects home-level value, not community infrastructure.
The location and the amenities are priced into every listing in Oakwood at the Hammocks. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a market with this few closings, generic comps do not hold up — Momentum tracks the individual sales as they happen and reads each one against the specific home's condition and layout, not a broad neighborhood average, so pricing conversations here start from actual transaction detail rather than guesswork.
Oakwood 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 Oakwood 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 Oakwood 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 Oakwood 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 Oakwood at the Hammocks home worth?
Get a no-obligation home value based on real comparable sales in Oakwood 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.
See all homes for sale in Miami →
| Location | Miami, Miami-Dade County, FL · ZIP 33196 |
|---|---|
| Sale prices, last 12 months | $695,000 median across 4 closed sales · $329 per sq ft |
| Days on market (closed sales) | 15 median |
| For sale right now | 0 active, 1 pending |
Data as of September 20, 2026. Based on information from the Southeast Florida Multiple Listing Service (SEFMLS) or from MIAMI Association of REALTORS(R) for the period 2012 through 2026. Market figures describe homes, not residents. Cite as: Momentum Realty, “Oakwood at the Hammocks key facts,” movewithmomentum.com/neighborhoods/oakwood-at-the-hammocks, data as of September 20, 2026.
Every Home for Sale in Oakwood At The Hammocks Right Now (1)
All 1 active and pending Oakwood At The Hammocks listings with a detail page, newest first, refreshed twice a day from the MLS.
- 10500 SW 159th Ct · $745,000 · 4 bd / 2 ba · pending · listed Jul 31, 2026 · listed by Lifestyle International Realty
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Miami guides & data
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- Florida home insurance rates by county
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- Florida property tax calculator
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- The 4-point inspection, explained
- Florida flood insurance calculator
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Streets in this community
Street-level pages: every home on record, what sold and what is for sale on each street.
- SW 159 Court (5 homes on record)
- SW 104Th Terrace (5 homes on record)
- SW 158Th Place (4 homes on record)
- SW 158 Place (4 homes on record)
- SW 159Th Court (2 homes on record)
- SW 160Th Court (2 homes on record)
- SW 105Th Street (2 homes on record)
- SW 160 Court (1 homes on record)
Email me new listings in Oakwood at the HammocksHomes for Sale
One e-mail a day, only when a home lists here, with price, beds, baths and a link to every listing. Straight from the MLS feed; no account needed.
Ask an agent about Oakwood at the HammocksHomes for Sale
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Recent Developments in Oakwood At The Hammocks
Development, infrastructure, retail, and school activity affecting Oakwood 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 site is about 5 miles southeast of Oakwood At The Hammocks.
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 5 miles east of Oakwood 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 9 miles northeast of Oakwood 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 10 miles east of Oakwood 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 6 miles northeast of Oakwood 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 10 miles east of Oakwood 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
| Live listings | MIAMI MLS, refreshed twice daily (last: August 3, 2026) |
| 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 (39 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 Oakwood at the Hammocks
- Home values · What homes in Oakwood at the Hammocks actually sell for
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