Lakeview at the Hammocks
Homes for Sale in Miami, FL
All 4,258 homes for sale in Miami, FL · median $520,000 · 3,812 condos for sale in Miami · 155 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
As of November 2026, Lakeview at the Hammocks in Miami, FL has 1 home for sale. As of November 2026, the MLS records 1 closed sale in Lakeview at the Hammocks in Miami, FL, the most recent in November 2026. Across Miami as a whole, 1,547 homes closed in the last 12 months at a median of $550,000, 67 median days on market. At that median and Miami-Dade County's FY2025-26 rate of 17.59 mills, annual property tax runs about $9,680 ($8,960 with the full homestead exemption).
Part of the Hammocks master-planned community in Miami, FL — see all Hammocks homes for sale (32 listings across 22 villages and sections in the MLS).
The number that matters most here is the sample size: only four closings in the current window. That is thin enough that the $248,500 median and the $324.43 per-square-foot figure should be read as a directional signal, not a precise valuation tool. A single closing can swing both numbers meaningfully in a market this size.
With prices down 10% year over year and a median days-on-market near 70, this reads as a slower, buyer-leaning stretch. Sellers pricing here need to lean on recent comps and condition rather than last year's numbers, and buyers have more room to negotiate on timeline and terms than the price-per-square-foot alone would suggest.
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
Lakeview at the Hammocks is a Miami-Dade community currently trading on a small number of closings, which makes the per-square-foot figure and median price directional rather than definitive. Current MLS listings do not identify a defined amenity package for the community.
MIAMI REALTORS sales records identify 28 homes in LAKEVIEW AT THE HAMMOCKS that have changed hands since 2014, built between 1983 and 1985 (median 1984), with a median living area of about 870 sq ft and a typical 2-bedroom, 2-bath layout; 100% are condominiums. Source: MIAMI REALTORS closed-sale history compiled by Momentum Research; counts reflect homes with a recorded MLS sale, not every home in the community.
Pre-construction details are compiled from public records, builder announcements and builder listings, and are subject to change without notice; figures are deemed reliable but not guaranteed. Momentum Research figures are our own analysis. This page describes homes, pricing and community attributes, not residents.
Who Lakeview at the Hammocks is best for.
Best for
- Buyers who want to negotiate in a slower-moving market and are not in a rush to close.
- Buyers comfortable requesting additional recent comps beyond the published median before making an offer.
- Sellers who can price realistically against a declining year-over-year trend rather than last year's figures.
Probably not for
- Buyers who need a defined amenity package as part of the purchase decision, since none is currently identified from MLS listings.
- Sellers expecting to price purely off last year's market conditions given the 10% year-over-year decline.
- Anyone who wants a large comp set to validate pricing; the current window has only four closings to reference.
The market around Lakeview at the Hammocks
Lakeview at the Hammocks is too small for its own price trend, so here is the market around it.
In ZIP 33196, 162 homes are on the market and 17% are under contract — a slower corner of Miami.
Across Miami-Dade County, 14,507 homes are active and 2,241 pending (13% under contract).
In ZIP 33196 (Miami), 71 homes closed in the last 12 months at a median of $604K ($345/sq ft), with a median 46 days on market. Right now 63 active and 14 pending listings put supply at about 10.6 months — a buyer's market. See the live ZIP 33196 housing market and the Miami-Dade County market.
ZIP and county figures describe the wider market, not Lakeview at the Hammocks specifically. Momentum Research analysis of MLS records.
Homes For Sale Right Now in Lakeview at the Hammocks
Live MLS inventory for Lakeview 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 Lakeview at the Hammocks listings as of 2026-11-10, 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 2026 through 2026. Tap any home to ask about it.
The Lakeview at the Hammocks buying strategy.
If we were buying in Lakeview 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 Lakeview at the Hammocks.
Reading a thin market correctly
A closings window of four is the central fact to internalize before acting on any other number in this snapshot. The $248,500 median and $324.43 per-square-foot figure are real transactions, but with so few data points, one unusually high or low sale can shift the median substantially. Anyone pricing a listing or evaluating an offer here should ask for the underlying comps directly rather than leaning on the aggregate stats alone.
The other two figures worth weighing together are the 70-day median days-on-market and the 10% year-over-year decline. Slower absorption paired with a price pullback typically means sellers have less pricing leverage than they did a year ago, and buyers who are patient on timeline can negotiate more than the headline numbers imply. A market heat score of 20 reinforces that this is currently a slower-moving, buyer-favorable posture rather than a competitive one.
The location and the amenities are priced into every listing in Lakeview 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 this thin on closings, the aggregate numbers only tell part of the story. We pull the actual recent comps behind the median, so pricing a listing or structuring an offer is grounded in what specifically sold, not just a four-transaction average.
Lakeview at the Hammocks in 15 seconds.
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Selling here is won on condition and pricing to real comps, not an automated estimate. The right number comes from closed Lakeview 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 Lakeview at the Hammocks, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
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Data sources & freshness
| Live listings | MIAMI MLS, refreshed twice daily (last: November 10, 2026) |
| Under-contract shares | MIAMI MLS records, as of 2026-11-10 |
| Historical depth | Closed-sale records back to 2026 (1 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.
Recent Developments in Lakeview At The Hammocks
Development, infrastructure, retail, and school activity affecting Lakeview At The Hammocks, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated November 2026.
- October 2026Development
Subcontractor liens and suits top $20M at Miami Freedom Park near the airport
Subcontractors have filed more than $20M in liens and lawsuits tied to the Inter Miami stadium, which opened in April 2026 as phase one of a 131-acre, $1B district. Planned later phases include about 240K SF of retail, 360K SF of restaurants, 750 hotel rooms and 400K SF of offices. About 120K SF of retail leases are signed so far.
What it may mean for the marketPayment disputes could affect the pace of the retail, hotel and office phases planned beside the stadium, which shapes future dining, shopping and job options near the airport. The site is about 2 miles east of Lakeview At The Hammocks.
Source: Bisnow - October 2026Infrastructure
Ross and Soffer drop plans for Miami International Airport hotel after FAA rejection
The developers abandoned a 451-room Westin-branded hotel on a 1.8-acre airport site after the FAA said the design created a radar blind spot, and a shorter redesign was also rejected. The county plans to end the 50-year ground lease within about a month and speed up a new request for proposals.
What it may mean for the marketA new proposal round could still bring the airport's first new hotel in over 60 years, but the timing of on-site lodging and jobs is now uncertain. The site is less than a mile north of Lakeview At The Hammocks.
Source: Bisnow - 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 6 miles south of Lakeview 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 south of Lakeview 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 site is about 4 miles north of Lakeview At The Hammocks.
Source: Hoodline - 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 less than a mile northeast of Lakeview At The Hammocks.
Source: Miami Today
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.
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