Oak Creek South 1St Addn
Homes for Sale in Miami-Dade County, FL
True comps, carrying-cost math, and listings before the portals.
Over the 12 months ending 2026-07-20, 3 recorded sales closed at a median of $650,000, $310 per square foot, a median 53 days on market, sellers accepting 96% of original asking. At the median price and Miami-Dade County's FY2025-26 rate of 17.59 mills, annual property tax runs about $11,440 ($10,720 with the full homestead exemption).
With only three closings in the current window, Oak Creek South 1st Addn is a thin-data market — the $650,000 median price and $310.02 per-square-foot figure are real, but they represent a handful of transactions rather than a deep trend line. Treat these numbers as a snapshot, not a forecast.
A median 53 days on market suggests these homes are not moving in a rush, and pricing is likely getting tested before it gets accepted. In a market this thin, one unusual sale can swing the median significantly in either direction, so sellers should price off comparable condition and size, not just the headline number, and buyers have some room to negotiate on timeline.
The 60-Second Overview
Oak Creek South 1St Addn market snapshot (as of July 20, 2026): the median sale price is about $650K ($310 per sq ft over the trailing 12 months of closed sales), and a median 53 days on market for closed sales.
Oak Creek South 1st Addn is a small, established section of Miami-Dade County with limited recent transaction volume, which makes each sale here carry more weight in reading the market than it would in a higher-volume community.
Who Oak Creek South 1St Addn is best for.
Best for
- Buyers targeting a purchase in the mid-$600s who are flexible on a 50-plus day closing timeline.
- Buyers who prioritize home condition and lot characteristics over community amenities.
- Sellers willing to price carefully against limited comps rather than relying on automated estimates.
Probably not for
- Buyers who want access to community-managed amenities as part of the purchase decision.
- Anyone who needs a large, stable comp set to feel confident about valuation before making an offer.
- Buyers expecting a fast, high-competition sale process based on days-on-market data alone.
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending July 20 of each year, from record-level MIAMI MLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($650K) IS the median in the snapshot above.
Windows contain 0 to 3 sales each (3 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.
100% 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 (2026-07-18).
The Oak Creek South 1St Addn buying strategy.
If we were buying in Oak Creek South 1St Addn 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 Oak Creek South 1St Addn.
Reading a Thin Market Correctly
The per-square-foot figure of $310.02 gives a more stable read on value here than the median price alone, since it normalizes for size across a small sample. Buyers comparing homes in this community should lean on price-per-square-foot alongside condition rather than treating the median price as a fixed benchmark for every listing.
A median of 53 days on market is a middle-of-the-road figure — not a sign of urgency, but not a stale listing either. No community amenities were identified from current MLS listings, which means the value proposition here is about the home and lot itself rather than shared recreational features, and that should factor into how a buyer weighs price against what else is available nearby.
The location and the amenities are priced into every listing in Oak Creek South 1St Addn. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a low-volume market like this one, pricing strategy depends on knowing which of the few recent sales are truly comparable and which are outliers. Momentum tracks per-square-foot data and days-on-market trends closely enough to help buyers avoid overpaying against a thin comp set and to help sellers set a number that reflects actual condition and demand rather than a median skewed by a small sample.
Oak Creek South 1St Addn 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 Oak Creek South 1St Addn 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 Oak Creek South 1St Addn sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Oak Creek South 1St Addn, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Oak Creek South 1St Addn home worth?
Get a no-obligation home value based on real comparable sales in Oak Creek South 1St Addn, not an automated guess. Tell us about your home and we will personally prepare your numbers and a pricing strategy. No obligation, no spam.
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Frequently Asked Questions
What is the median home price in Oak Creek South 1St Addn?
How long do homes in Oak Creek South 1St Addn take to sell?
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Should you buy in Oak Creek South 1St Addn?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Community market stats | MIAMI MLS closed sales, 12-month windows ending July 20, 2026 |
| Under-contract shares | MIAMI MLS records, as of 2026-07-18 |
| Historical depth | Closed-sale records back to 2012 (24 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 OAK CREEK SOUTH 1ST ADDN fits the bigger picture — live prices, inventory, and Momentum Scores: