Oakwood at the Hammocks
Homes for Sale in Miami, FL
All 5,161 homes for sale in Miami, FL · median $524,900 · 155 homes for sale in 33196 · Miami-Dade County homes for sale
True comps, carrying-cost math, and listings before the portals.
As of November 2026, the MLS records 1 closed sale in Oakwood at the Hammocks in Miami, FL, the most recent in July 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 (30 listings across 22 villages and sections in the MLS).
The number that jumps out here is the 8-day median time on market. That is fast by any measure, and it tells you pricing at or near list is getting immediate response rather than lingering for negotiation. With only three closings in this window, treat the median price and price-per-square-foot as a directional read rather than a precise ceiling or floor — a single high or low sale can move both figures meaningfully in a small dataset like this.
At a median of $690,000 and roughly $341 per square foot, this is a market where condition and layout do the heavy lifting on final price, since there is not enough volume to establish a tight, predictable band. For a seller, that argues for pricing to the strongest recent comparable rather than splitting the difference. For a buyer, it means being ready to move quickly and decisively once a listing that fits is identified, since the days-on-market figure suggests limited window for deliberation.
Figures in this note are as of July 22, 2026. The live market numbers elsewhere on this page update nightly and are newer.
Nearby homes for sale
No active listings inside OAKWOOD AT THE HAMMOCKS right now. These are the 6 closest homes on the market, by straight-line distance from the community's center; some may sit just outside its boundary.
Listing data from the MLS feeds named on each listing page; deemed reliable but not guaranteed. Refreshed nightly.
The 60-Second Overview
Oakwood at the Hammocks sits within Miami-Dade County's broader Hammocks corridor, an established residential pocket where current MLS activity is thin enough that each closing carries outsized weight in reading the market.
MIAMI REALTORS sales records identify 42 homes in OAKWOOD AT THE HAMMOCKS that have changed hands since 2009, built between 1989 and 1996 (median 1990), with a median living area of about 2,288 sq ft and a typical 4-bedroom, 2.5-bath layout; 100% are single-family homes. 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 Oakwood at the Hammocks is best for.
Best for
- A buyer who has financing pre-arranged and can act within days of a listing hitting the market
- A buyer prioritizing the home itself — layout, condition, square footage — over a shared amenity package
- A buyer comfortable pricing off a thin but current comparable set rather than months of historical data
Probably not for
- A buyer who wants a deep bench of recent comparable sales before setting an offer strategy
- A buyer specifically shopping for community amenities like a pool, clubhouse, or organized recreation
- A buyer who needs weeks to deliberate before making a decision on a home
The market around Oakwood at the Hammocks
Oakwood 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 Oakwood at the Hammocks specifically. Momentum Research analysis of MLS records.
The Oakwood at the Hammocks buying strategy.
If we were buying in Oakwood 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 Oakwood at the Hammocks.
A Small Sample, A Fast Clock
Three closings is not enough to draw a firm line on value, but it is enough to see a pattern: homes here are not sitting. An 8-day median days-on-market figure, even against a small closing count, points to buyers acting fast when something in this price range comes available and is priced appropriately.
No community amenities are identified from current MLS listings, which means the pricing here is being driven by the homes themselves — square footage, layout, condition, and lot rather than a shared clubhouse, pool, or recreational package. Anyone comparing this community to an amenity-rich HOA should adjust expectations accordingly; the $341 per-square-foot median reflects home-level value, not community infrastructure.
The location and the amenities are priced into every listing in Oakwood 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 with this few closings, generic comps do not hold up — Momentum tracks the individual sales as they happen and reads each one against the specific home's condition and layout, not a broad neighborhood average, so pricing conversations here start from actual transaction detail rather than guesswork.
Oakwood at the Hammocks in 15 seconds.
Tools for a Oakwood 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 Oakwood 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 Oakwood 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 Oakwood at the Hammocks home worth?
Get a no-obligation home value based on real comparable sales in Oakwood 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 all homes for sale in Miami →
Should you buy in Oakwood 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: August 3, 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 Oakwood At The Hammocks
Development, infrastructure, retail, and school activity affecting Oakwood 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 2026Schools
Nonprofit buys Lapis student housing near FIU in Sweetwater for $168.5M
The Affordable Housing Preservation Corp. bought the 21-story, 293-unit Lapis at 795 SW 110th Ave., financed with bonds issued through the Public Finance Authority. Once the bonds are repaid, FIU can take ownership at no cost, and net cash flow is planned to fund free housing scholarships for eligible students. The deal includes a payment in lieu of taxes agreement with Sweetwater.
What it may mean for the marketThe building adds a university-linked housing option with about 1,086 beds near the FIU campus, easing demand on nearby rental housing. The site is about 1 mile northwest of Oakwood At The Hammocks.
Source: Bisnow - October 2026Market
Miami-Dade retail construction pipeline reaches 1.3M SF, highest since early 2023
Colliers data for Q3 2026 show 1.3M SF under construction across 17 developments, double the year-earlier level. Direct vacancy was 3% and triple-net asking rents hit a record $44.34 per SF. Projects include Palm Springs Square in Miami Gardens (Publix signed) and Doral Atrium, which is 95% leased with a Walmart Neighborhood Market.
What it may mean for the marketMore grocery-anchored and neighborhood retail is coming to Miami Gardens and Doral, while tight vacancy and record rents point to limited available storefront space. The site is about 10 miles east of Oakwood 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 5 miles southeast of Oakwood 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 east of Oakwood At The Hammocks.
Source: Miami Today - 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 10 miles east of Oakwood 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 about 6 miles northeast of Oakwood 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.
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. A Momentum agent can price yours against live local comps.
Looking to buy here? Search homes for sale →
What’s your home worth in your area?
A real valuation with real comps from a local listing agent, not an instant algorithm. Response within one business day.
See how OAKWOOD AT THE HAMMOCKS fits the bigger picture — live prices, inventory, and Momentum Scores: