Lakeview at the Hammocks
Homes for Sale in Miami-Dade County, FL
True comps, carrying-cost math, and listings before the portals.
Market Heat
Photo via MIAMI MLS
As of October 2026, Lakeview at the Hammocks in FL has 1 home for sale. Over the 12 months ending 2026-09-20, 4 recorded sales closed at a median of $248,500, $324 per square foot, a median 70 days on market, sellers accepting 96% of original asking (-10% versus the prior year). At the median price and Miami-Dade County's FY2025-26 rate of 17.59 mills, annual property tax runs about $4,370 ($3,660 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).
Last 30 days in Lakeview at the Hammocks: 1 new listing (median asking $280,000), 1 under contract right now. As of October 20, 2026, Listing information provided by the Southeast Florida MLS (SEFMLS) / MIAMI Association of REALTORS(R). Information is deemed reliable but not guaranteed by the MLS to be accurate.
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.
Lakeview at the Hammocks right now
🔴 Off the recent peak. The trailing-12-month median ($248K) is down 10.0% from the prior 12 months ($276K). With about 6 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 MIAMI MLS closed sales, 12-month windows ending September 20. Confidence: Low (4 and 7 sales in the two windows).
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· Updated October 20, 2026 · Live data: MIAMI MLS, refreshed twice daily · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
The 60-Second Overview
Lakeview at the Hammocks market snapshot (as of September 20, 2026): the median sale price is about $248K ($324 per sq ft over the trailing 12 months of closed sales), and a median 70 days on market for closed sales. The trailing-12-month median is down 10% from the prior 12 months, computed from record-level MIAMI MLS closed sales (4 closings in the current window).
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 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.
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.
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.
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 ($248K) IS the median in the snapshot above, and the move from 2025 ($276K) IS the -10.0% 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 information from the Southeast Florida Multiple Listing Service (SEFMLS) or from MIAMI Association of REALTORS(R) for the period 2017 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).
Lakeview at the Hammocks Market Scorecard
Lakeview at the Hammocks is currently a balanced market., a median asking price of $280,000, and homes go under contract in about 0 days.
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 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 2026-10-18, 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 2017 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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HOA, CDD & Fees
- HOA dues reported around $535/month (about $6,420/yr) · median of 23 MLS listings, most billed monthly
- Any club/amenity membership is billed separately
Listings in this community report association dues of about $535 per month ($6,420 a year) — the median AssociationFee across 23 MLS records, normalised to a monthly figure; most are billed monthly. Dues change with budgets and can differ by section or product type; confirm the current figure with the association before you offer. Source: MLS listing records, 2026-10.
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 Lakeview 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 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.
What is your Lakeview at the Hammocks home worth?
Get a no-obligation home value based on real comparable sales in Lakeview 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 homes for sale in Lakeview at the Hammocks on the map →
Recently off market in LAKEVIEW AT THE HAMMOCKS
Homes in LAKEVIEW AT THE HAMMOCKS that recently left the market. Each address opens its public-record profile: county-recorded value, property taxes, the last recorded sale, community sales history, and what is for sale nearby now. 1 on record.
- 9715 Hammocks Blvd 102 · off market
| Location | Miami-Dade County, FL · ZIP 33196 |
|---|---|
| Sale prices, last 12 months | $248,500 median across 4 closed sales · $324 per sq ft · -10.0% vs the prior 12 months |
| Days on market (closed sales) | 70 median |
| For sale right now | 1 active, 0 pending · median asking $280,000 |
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 2017 through 2026. Market figures describe homes, not residents. Cite as: Momentum Realty, “Lakeview at the Hammocks key facts,” movewithmomentum.com/neighborhoods/lakeview-at-the-hammocks, data as of September 20, 2026.
Every Home for Sale in Lakeview At The Hammocks Right Now (2)
All 2 active and pending Lakeview At The Hammocks listings with a detail page, newest first, refreshed twice a day from the MLS.
- 9731 Hammocks Blvd 204B · $240,000 · 2 bd / 1 ba · pending · listed Sep 24, 2026 · listed by Real Estate Sales Force
- 9715 Hammocks Blvd 102 · $280,000 · 2 bd / 2 ba · listed Aug 7, 2026 · listed by La Rosa Realty Kendall, LLC.
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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 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 6 miles south of Lakeview At The Hammocks.
Source: Miami Today - October 2026Development
Casa Bella Residences opens at 1400 Biscayne Boulevard in Downtown Miami
Related Group and Alta Developers completed the 56-story, 650-foot tower with 319 residences, including 10 penthouses. Closings are underway and first residents have moved in, with more than 90 percent of homes reported under contract. Construction began in November 2023.
What it may mean for the marketAdds 319 completed homes to the downtown Biscayne corridor, close to existing transit, offices and dining. The site is about 6 miles east of Lakeview At The Hammocks.
Source: Florida YIMBY - 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 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 6 miles east of Lakeview 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 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.
Frequently Asked Questions
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Should you buy in Lakeview at the Hammocks?
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: October 18, 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 2017 (59 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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See how LAKEVIEW AT THE HAMMOCKS fits the bigger picture — live prices, inventory, and Momentum Scores:
More on Lakeview at the Hammocks
- Home values · What homes in Lakeview at the Hammocks actually sell for
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