BLACK HAMMOCK
Homes for Sale in OVIEDO, FL
True comps, carrying-cost math, and listings before the portals.
Market Heat
Black Hammock Oviedo is a small pocket - 55 homes total - and right now only 2 are active on the market. That kind of scarcity means each listing tends to set its own terms rather than trade off a broad comp set. With months of supply sitting at 4.8, the math lands in balanced territory, but the practical experience for a buyer is closer to a niche search: when something suitable comes up, there is little competing inventory to cross-shop against.
The construction span here runs from 1940 up through 2023, with a median build year of 1995, so age and condition vary more than in a typical single-phase subdivision. A buyer touring this community needs to treat each home on its own merits - foundation era, updates, lot layout - rather than assuming consistency across the street. Sellers benefit from that same variance if their home is well maintained relative to older stock nearby.
BLACK HAMMOCK right now
🟡 Balanced market. 4.8 months of supply and 50% of the inventory already under contract put buyers and sellers on roughly even footing.Why it matters: months of supply is how long today's inventory would last at today's sales pace; under-contract share is the portion of homes for sale that already have a buyer.Momentum Research analysis of Stellar MLS records, as of August 2, 2026. Confidence: Medium (4 active and pending listings, 4 closed sales in 12 months).
🟢 Still climbing. The trailing-12-month median ($962K) is up 52.1% from the prior 12 months ($632K) and up 250% since 2012. With about 4 sales a year, a single closing can swing this number, so read the level and the decade, not one year's move.Momentum Research, record-level Stellar MLS closed sales, 12-month windows ending August 2. Confidence: Low (4 and 4 sales in the two windows).
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Updated August 2, 2026 · Live data: Stellar MLS, refreshed twice daily · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
The 60-Second Overview
BLACK HAMMOCK market snapshot (as of August 2, 2026): the median sale price is about $962K ($305 per sq ft over the trailing 12 months of closed sales), a median 111 days on market for closed sales, and 4.8 months of supply, a balanced market. The trailing-12-month median is up 52% from the prior 12 months and up 250% since 2012, computed from record-level Stellar MLS closed sales (4 closings in the current window).
BLACK HAMMOCK is a community of 55 homes in OVIEDO, Seminole County, built between 1940 and 2023 (median 1995), with a median living area of about 2,299 square feet. 24% of parcels are homesteaded, the owner-occupancy proxy in the Florida DOR assessment roll (2025 roll, public records).
Black Hammock Oviedo is a small, low-turnover community in Seminole County where homes range from 1940-era construction to builds as recent as 2023, giving it a layered rather than uniform housing stock.
The setting & the homes.
Aerial and on-site photos of BLACK HAMMOCK. Swipe to explore the community.
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BLACK HAMMOCKWho BLACK HAMMOCK is best for.
Best for
- Buyers who want a specific Oviedo location and are patient enough to wait for the right listing among a small pool
- Buyers comfortable evaluating homes individually given the wide range of build years from 1940 to 2023
- Buyers prioritizing lot and location over a structured amenity package
Probably not for
- Buyers who want a large, active resale market with many comparable homes to choose from
- Buyers seeking community amenities like pools, clubhouses, or organized recreation facilities
- Buyers who need a consistent, single-era build quality across the community
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending August 2 of each year, from record-level Stellar MLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($962K) IS the median in the snapshot above, and the move from 2025 ($632K) IS the +52.1% one-year change.
Windows contain 0 to 10 sales each (4 in the current window); every figure carries its sample size, and thin markets swing on single closings. Based on Stellar MLS data distributed by MLS GRID for the period 2006 through 2026. Deemed reliable but not guaranteed.
BLACK HAMMOCK Market Scorecard
BLACK HAMMOCK is currently a buyer's market. About 7.2 months of supply, a median asking price of $868,000, and homes go under contract in about 17 days.
Go deeper: county scorecard · true cost calculator · affordability calculator.
Live data: realMLS, refreshed twice daily. Typical value: Zillow Research. Market metrics only; these describe homes for sale and recent sales, not residents.
Housing distress & ownership in BLACK HAMMOCK, OVIEDO
Who owns here, how much is not owner-occupied, and how much for-sale inventory is under distress.
Source: Momentum Realty Research. Ownership & parcels from the FL DOR 2025 tax roll; distress from MLS active-listing status/remarks; price from MLS closed sales. Source: Listings courtesy of Stellar MLS as distributed by MLS GRID. Based on Stellar MLS data distributed by MLS GRID for the period August 2026 through August 2026. Deemed reliable but not guaranteed.
Homes For Sale Right Now in BLACK HAMMOCK
Live MLS inventory for BLACK HAMMOCK. 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 BLACK HAMMOCK listings as of 2026-08-19, priced high to low. Based on Stellar MLS data distributed by MLS GRID for the period 2006 through 2026. Tap any home to ask about it.
BLACK HAMMOCK on the map.
Every active, pending, and recently sold home, plotted. Toggle the layers and tap a home for the details.
Listing locations from Stellar MLS. Map data © OpenStreetMap, tiles © CARTO.
Life at BLACK HAMMOCK
- Community Mailbox · reported on 1 of 3 listings
Community amenities as reported across Stellar MLS listings in this community; deemed reliable but not guaranteed. Verify current amenities and access with the HOA.
The BLACK HAMMOCK buying strategy.
If we were buying in BLACK HAMMOCK 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 BLACK HAMMOCK.
A Small Footprint With Wide Variance
With only 55 homes in the community and 2 currently listed, this is not a market where a buyer can expect a rotating set of comparable options. The 4.8 months of supply puts it in balanced territory on paper, but at this scale a single sale or new listing can shift that number meaningfully. Anyone tracking this community should expect to move decisively when the right home surfaces rather than wait for a wave of inventory.
The median living area sits at 2,299 square feet, but the build years stretch from 1940 to 2023 around a median of 1995 - meaning square footage figures span a mix of eras, layouts, and renovation histories. About 23.6% of homes here carry a homestead exemption, a detail worth noting for anyone evaluating ownership patterns or tax posture in the area. Beyond a community mailbox noted across MLS listings, there is no broader amenity package on record, so this reads as a location-and-lot play rather than an amenity-driven one.
The location and the amenities are priced into every listing in BLACK HAMMOCK. The deal is won or lost on condition, the comps, and the renovation math.
Momentum Buy Score.
Our proprietary 0 to 10 read across the factors that decide how a home in BLACK HAMMOCK buys, holds, and resells. Momentum Research; not an appraisal.
Momentum Intelligence Scores are our proprietary, qualitative assessment on a 0 to 10 scale, built from the record-level market data on this page. They are a framework for comparing communities, not a guarantee of future value and not advice on a specific home; unlike an automated value estimate they do not price your home, they grade the community on evidence you can inspect. Composite is the plain average of the 5 factors (5.9). Basis: Long-Term Appreciation +250% since 2012; Recent Direction +52.1% year-over-year; Liquidity & Demand 4.8 months of supply; Owner Commitment 24% owner-occupied; Pricing Power 87.9% sale-to-list. Refreshed with each data update.
Why work with Momentum here
In a community this thin on active inventory, timing and access matter more than usual. We track this pocket of Oviedo closely enough to flag a listing the moment it hits, and we know how to evaluate a home here against its actual build era and condition rather than a generic neighborhood average.
BLACK HAMMOCK in 15 seconds.
HOA, CDD & Fees
- Mandatory HOA - confirm current dues
- 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 BLACK HAMMOCK 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 BLACK HAMMOCK sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in BLACK HAMMOCK, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your BLACK HAMMOCK home worth?
Get a no-obligation home value based on real comparable sales in BLACK HAMMOCK, 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 homes for sale in BLACK HAMMOCK on the map →
Frequently Asked Questions
What is the median home price in BLACK HAMMOCK?
How long do homes in BLACK HAMMOCK take to sell?
Is BLACK HAMMOCK a buyer's or seller's market right now?
How many homes are in BLACK HAMMOCK?
What share of BLACK HAMMOCK is owner-occupied?
When were the homes in BLACK HAMMOCK built?
Do cash buyers compete in BLACK HAMMOCK?
Have BLACK HAMMOCK home prices gone up?
Who is the best real estate agent for BLACK HAMMOCK?
How do I find a top OVIEDO real estate agent who knows BLACK HAMMOCK?
Can Momentum Realty connect me with an agent for BLACK HAMMOCK?
Should you buy in BLACK HAMMOCK?
An honest fit check. We will tell you when it is not your community.
Nearby Communities
Explore more neighborhoods near BLACK HAMMOCK with Momentum Realty’s local guides.
Data sources & freshness
| Live listings | Stellar MLS, refreshed twice daily (last: August 2, 2026) |
| Community market stats | Stellar MLS closed sales, 12-month windows ending August 2, 2026 |
| Housing stock & ownership | Florida DOR 2025 assessment roll (community parcel extract) |
| Under-contract shares | Stellar MLS records, as of 2026-08-01 |
| Historical depth | Closed-sale records back to 2006 (50 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 Stellar 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.
Own a home here?
You just read the data. Now see what your home is worth.
The numbers on this page move markets in the aggregate. The number that matters to you is what a buyer pays for your address. Momentum sells for 1.25% above the Stellar MLS member average and 8 days faster, and we’ll price yours against live your area comps.
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See how BLACK HAMMOCK fits the bigger picture — live prices, inventory, and Momentum Scores: