The Record, Deal by Deal/

Six MLS records across the two neighborhoods — four of them price-per-square-foot marks, which is the measure that matters to an owner deciding who to hire. Each was confirmed against MLS closing records at the time of the closing that set it.

The new-home mark of $1,086.44 was set on a 6,750-square-foot standard lot — not an oversized or waterfront parcel, which is what makes it a usable reference for an ordinary Shenandoah or Roads lot rather than an outlier.

These are marks achieved on behalf of sellers and landlords, which is a different claim from the neighborhood statistics published elsewhere on this site. Those are computed monthly from the whole market and can be checked against the data published here; these come from MLS closing records for individual transactions.

Representing a buyer on a Mediterranean-style Shenandoah-plat home listed as single-family, I verified the parcel and found it zoned for two-family use — with the detached guest house already carrying its own address. That changed the value case before the offer was written. Closed September 2022 at $1,100,000 (A11231922), during a genuine lull, with the furniture negotiated into the sale.

I’ve managed leasing on that property since — three tenant placements. The April 2024 lease closed at $13,900 a month; the prior highest closed lease in zip 33135 over the preceding months was $5,000. Checked against MLS closing data before I ever repeated the number.

The same buyer returned in July 2024 for a second purchase on the South Shenandoah plat — $870,000, secured in 9 days (A11595773). He renovated it and operates it today.

In June 2026 I closed a $1,287,500 seller-side sale at The Villas at 21st Terrace, in the corridor’s Auburn Heights pocket (A11955662) — listed March 2, under contract March 16. It came as a referral from another agent, which is its own kind of reference.