The Hammocks today
What this means
Twelve month change in The Hammocks: +0.7%, essentially flat, now 2.7% below the Oct 2024 peak.
Rents are area estimates; check comps for the exact house. Sources and method: how these figures are built.
Quick facts
| The Hammocks | vs Miami-Dade County | vs Florida | |
|---|---|---|---|
| Population | 58,838 (Census survey) | ||
| Median home value | $468,100 | 1% higher | 30% higher |
| Median gross rent | $2,187 | 20% higher | 31% higher |
| Median household income | $85,628 | 19% higher | 15% higher |
| Owner occupied homes | 62.7% | +10.5 pts | -4.9 pts |
| Residents 65 and older | 17.3% | +0.4 pts | -4.0 pts |
| Average commute (minutes) | 35 | 13% higher | 25% higher |
| Homes built 2010 or later | 11.3% | -0.1 pts | -2.9 pts |
| Median property tax paid | $3,683 | 2% lower | 35% higher |
Census survey figures are 2020 to 2024 averages; methods.
Living in The Hammocks
Planned unincorporated community in western Miami Dade about 6 miles west of Kendall.
As an unincorporated area, The Hammocks follows Miami-Dade County rules for zoning, permits and short term rentals.
Known for: Alienware headquarters; Archbishop Coleman Carroll High School
Development and roads: Has grown substantially since it was first counted in 1990.
Next to the rest of Miami-Dade County, less of the housing is in apartment and condo buildings (28.8% vs 44.7%); the Census median rent is $2,187, above the county's $1,829; more homes are owner occupied (62.7% vs 52.2%) and household incomes are higher ($85,628 vs $71,753).
Cities with similar prices and rents: Miramar ($462,700, $2,117), Plantation ($483,500, $2,240), Davie ($462,900, $2,066).
Growth and housing
The Census does not publish yearly estimates for unincorporated places, so growth here is read from housing age and the county trend. Miami-Dade County grew 3.7% from 2020 to 2025.
Half the homes are older than 1991. The housing mix is 50.7% detached houses and 28.8% larger buildings. Households average 2.98 people.
Fewer newcomers from out of state than the county average (0.6% vs 1.3%).
Risks to price in
| Risk item | Detail |
|---|---|
| County average homeowners insurance with wind | $5,975 a year |
| Hurricanes tied to Miami-Dade County since 2000 | Katrina (2005) |
| Coastal county | check flood zone and elevation per address |
Large buildings hold 10% of homes here; read the reserve study before buying a condo. Condo financing
Flood, storms and jobs
As an unincorporated area, The Hammocks uses Miami-Dade County flood rules (CRS class 3, 35% off high risk premiums). Countywide, 40.5% of homes sit in a FEMA high risk zone; the Miami-Dade County guide has the full flood, storm and jobs picture.
Buying a home in The Hammocks
| 2026 loan limits (county) | Amount |
|---|---|
| FHA, one unit | $667,000 |
| Conforming, one unit | $832,750 |
| Median home value here | $468,100 |
Price to income: 5.5x, compared with 6.5x for the county.
- Conventional: mortgage insurance drops off as equity builds.
- FHA: works for the typical $468,100 home here.
Investing in The Hammocks
Long term rentals
| The Hammocks | vs Miami-Dade County | |
|---|---|---|
| Renter occupied homes | 37.3% | -10.5 pts |
| Rental vacancy | 4% | -1.5 pts |
| Rent as share of renter income | 42.7% | +4.5 pts |
Short term rentals
Vacation home share is below the county (0.1% vs 4.6%), so nightly demand here is thinner.
| Short term rental taxes | Rate |
|---|---|
| County tourist development tax | 6% |
| State sales tax | 6% plus any county surtax |
Check the address against local zoning and the HOA documents first. State rules
Property types
| Housing stock | Share |
|---|---|
| Single family detached | 50.7% |
| Buildings with 5+ units | 28.8% |
| Manufactured homes | 0.9% |
Nearby
Other Florida markets
Sources
- U.S. Census Bureau, American Community Survey 2020 to 2024 5 year estimates. 2020 to 2024.
- U.S. Census Bureau, Population Estimates, Vintage 2025. July 1, 2025.
- U.S. Census Bureau, Building Permits Survey, 2025 annual. 2025.
- FFIEC HMDA Data Browser, originated loans. 2025 and 2024.
- LendingTree: 2026 FHA loan limits in Florida by county (HUD figures). 2026.
- Florida Realtors: FHFA sets 2026 conforming loan limits. 2026.
- Florida Office of Economic and Demographic Research: 2026 local option tourist tax rates. 2026.
- Florida Office of Insurance Regulation, July 2026 Insurance Stability Unit report (average homeowners premium with wind, as of March 31, 2026). March 31, 2026.
- Freddie Mac Primary Mortgage Market Survey. week of October 22, 2026.
- Wikipedia: List of counties in Florida. checked October 2026.
- U.S. Census Bureau county adjacency file. 2024.
- Wikipedia county article and statewide lists (colleges, teams, airports); Florida Defense Support Task Force installation map. checked October 2026.
- Wikipedia article for this place (history, setting, roads). checked October 2026.
- Zillow Home Value Index (ZHVI), all homes, middle tier, smoothed and seasonally adjusted. September 2026.
- Federal Housing Finance Agency House Price Index (county annual, metro and state quarterly, all transactions). through Q2 2026.
- U.S. Census Bureau, Building Permits Survey, January to September 2026 and 2025. September 2026.
- FEMA OpenFEMA, NFIP Residential Penetration Rates. as of August 2026.
- FEMA OpenFEMA, FIMA NFIP Redacted Claims (2000 to 2026). as of September 2026.
- FEMA OpenFEMA, NFIP Community Status Book (Community Rating System class). August 2026.
- FEMA OpenFEMA, Disaster Declarations Summaries (2000 to 2026). October 2026.
- U.S. Census Bureau, County Business Patterns 2023. 2023.
- U.S. Census Bureau, ACS 2020 to 2024, median gross rent by bedrooms (B25031). 2020 to 2024.
- Hurricane landfalls: Wikipedia, List of Florida hurricanes (2000 to present). checked October 2026.
Estimates from public data; they change over time. General information, not investment, tax or legal advice, and not a loan offer. Methods and assumptions.