Momentum Housing Data · Home Values · Seminole County
Buying here? See Black Hammock homes for sale and the Black Hammock community guide (Oviedo).
BLACK HAMMOCK (OVIEDO, FL): 4 recorded closings in the 12 months ending 2026-08-02, a 9-year price record, and sales split by price band and home size — every number from recorded MLS closings, none from an estimate model.
In the current window, sellers accepted a median 87.9% of original asking; the median sale took 110 days; new construction was 25.0% of recorded sales — builder pricing competes with resales here (window ending 2026-08-02).
| Year | Median sold | Median $/sqft | Median DOM | Sold ÷ original ask | Sales |
|---|---|---|---|---|---|
| 2026 | $962,000 | $305 | 110 | 87.9% | 4 |
| 2025 | $632,500 | $324 | 57 | 94.4% | 4 |
| 2024 | $575,000 | $270 | 44 | 94.4% | 10 |
| 2023 | $975,000 | $312 | 21 | 100.0% | 3 |
| 2022 | $850,000 | $241 | 5 | 100.1% | 3 |
| 2017 | $392,500 | $154 | 33 | 96.8% | 8 |
| 2016 | $266,000 | $106 | 2 | 96.5% | 3 |
| 2015 | $212,450 | $102 | 78 | 85.0% | 4 |
| 2012 | $275,000 | $57 | 137 | 77.8% | 3 |
Over the recorded series, BLACK HAMMOCK’s median sold price moved from $275,000 (2012) to $962,000 (12 months ending 2026-08-02) — +250% over that span, with every year’s figure from recorded closings, not a model.
The recorded series starts in 2012 at $275,000. Against the 2023 peak of $975,000, the current median stands at -1%. Annual sales volume here has ranged from 0 to 10 closings a year (10-yr average 3.5). With roughly 3.5 closings a year, BLACK HAMMOCK’s medians move in steps, not curves — a handful of unusual sales can swing a year, which is why the sales count sits next to every figure above.
What actually trades here: 84% single-family residence, 9% manufactured home - post 1977, 3% mobile home - pre 1976, 3% ?, 1% manufactured home, with a median of 2,756 sq ft and a median price per square foot of $305 in the current window.
Of the 15 recorded BLACK HAMMOCK closings since 2024, half landed between $471,200 and $905,000 (the middle two quartiles); the lowest recorded sale was $105,000 and the highest $1,600,000. If your home sits outside the middle band, the reason usually shows up in the size table below before it shows up in condition.
| Sold price band | Share of closings | Sales |
|---|---|---|
| Under $225,000 | 2 (13%) | |
| $225,000 – $550,000 | 3 (20%) | |
| $550,000 – $875,000 | 6 (40%) | |
| $875,000 – $1,200,000 | 2 (13%) | |
| None and up | 2 (13%) |
The same recorded closings, split into thirds by living area. Find the row your home falls in: the $/sqft figure times your square footage is the recorded-sales bracket for homes like yours here — a starting range from real closings, not a valuation of your specific property. Smaller homes here have been selling at a higher price per square foot than larger ones ($389 vs $291) — the usual pattern, since lot, kitchen and baths do not scale with floor area.
| Size group | Median $/sqft | Median sold | Sold range | Sales |
|---|---|---|---|---|
| Smaller homes 1,132–1,947 sq ft | $389 | $549,900 | $105,000 – $850,000 | 5 |
| Mid-size homes 1,976–2,736 sq ft | $229 | $600,000 | $140,000 – $1,050,000 | 5 |
| Larger homes 2,777–3,688 sq ft | $291 | $960,000 | $805,000 – $1,600,000 | 5 |
From the live MLS feed as of 2026-09-03: The homes listed or recently sold were built between 1972 and 2024 (median 1989); 2 of 9 geocoded listed or recently sold homes sit inside a FEMA special flood hazard zone (A/V), which buyers’ lenders will price into insurance; median elevation 19 ft. See the current BLACK HAMMOCK listings →
At BLACK HAMMOCK’s $962,000 median and Seminole County’s adopted 15.18 mills (FY2025-26), a home assessed at that price carries roughly $14,600 a year in property tax before exemptions, or about $14,000 with the full Florida homestead exemption — a buyer’s first-year figure; a long-time owner’s Save Our Homes cap can be far lower, which is one reason resale taxes jump at closing. Municipal and special-district millage varies inside the county; see the Seminole County tax page.
Current asking prices run a median $819,250 against the $962,000 recorded sold median (-15%) — the gap between what sellers hope and what the record shows. The market is carrying about 4.8 months of supply at the current sales pace. Demand check: 40% of BLACK HAMMOCK’s listings are under contract, against 34% for ZIP 32765 and 30% for Seminole County as a whole — the community is absorbing faster than its surroundings. Since 2004, 326 BLACK HAMMOCK listings were withdrawn, canceled, or expired without selling (5 so far in 2026) — overpricing is the recurring cause statewide. Over the recorded years, an average of 85% of BLACK HAMMOCK listings ended without selling (withdrawn/canceled/expired); in 2026 that rate was 83%. Momentum’s market-heat index for BLACK HAMMOCK reads 33/100 (computed from DOM, sale-to-list, and absorption; 2020–21 peaked in the 70s here).
Cash bought 25% of recorded BLACK HAMMOCK sales in the window ending 2026-06 (1 of 4) — a fact worth knowing before assuming every buyer needs an appraisal to close. Asking prices here currently sit -15% under the recorded sold median — sellers are pricing to move, and the closed record above is the number a buyer's appraiser will see.
We don’t publish algorithm guesses for specific homes — they can’t see condition, upgrades, or your lot. A local agent will prepare a records-based valuation from the same closed-sale data on this page, adjusted for your home. Free, no obligation.
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Communities buyers shopping BLACK HAMMOCK are also weighing (nearest by map distance), each on its own recorded 12-month closings. A median well above the neighbors is a ceiling to price against; well below is where the value argument lives.
| Community | Median sold | Median $/sqft | Median DOM | Sales |
|---|---|---|---|---|
| OVIEDO FOREST | $762,250 | $224 | 81 | 6 |
| BARRINGTON ESTATES | $728,500 | $231 | 100 | 7 |
| EKANA GREEN | $434,950 | $261 | 21 | 4 |
| OVIEDO PARK TERRACE | $462,500 | $210 | 52 | 3 |
More BLACK HAMMOCK: full community guide & homes for sale · choosing an agent here · should you sell now (statewide data) · what selling costs · cash offer vs. listing
Based on Stellar MLS data distributed by MLS GRID for the period 2006 through 2026. Compiled from recorded MLS closings; deemed reliable but not guaranteed. Figures are medians for the stated windows and change as new sales record; individual homes vary widely. No automated valuation for any specific property appears on this page. Equal Housing Opportunity. © 2026 Move With Momentum LLC — brokerage licensed in FL and GA. Disclosures
Content on this page is compiled from public records, MLS data, and automated data sources, and may contain errors or be out of date. It is provided for general information only and is not a representation about any specific property, community, builder, or association. Verify all information independently before relying on it.