About · Gatien Salaun
The Record, Deal by Deal
I publish this site’s reports whether or not I’m the agent on a given closing — tracking the market and transacting in it are different things, and this page is the second one.
By the numbers
| Years in Miami residential real estate | 10 |
|---|---|
| Career closed volume | $71M+ |
| Career transactions | 193 |
| Active in Shenandoah & the Coral Way corridor | Since 2022 |
| Shenandoah market reports published | 33 consecutive months |
| Languages | English, French |
| Brokerage | Coldwell Banker Realty |
| Florida license | SL3347568 |
What follows are the Shenandoah-corridor transactions in which I personally represented the buyer, the seller, or the landlord, described plainly, with MLS numbers where they exist. Client names are withheld. The market tables elsewhere on this site cover the whole neighborhood and are not my transactions.
The record
Buy side
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The zoning catch that changed a purchase · 2022
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.
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The repeat client · 2024
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.
Sell & lease side
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A referral from another agent · 2026
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.
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A leasing record, verified · 2023–2024
I’ve managed leasing on the 2022 purchase 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 before I ever repeated the number.
How I work
Ten years across Miami Beach, the Islands, and this corridor; English and French; data first, then the walk-through. The pattern across every deal above is the same one the market data on this site shows at scale: in Shenandoah, the launch price and the parcel’s actual entitlements decide the outcome before the marketing does.
A written valuation, not an estimate
For a Shenandoah home, an automated estimate misses what moves the number here: the zoning layer, the plat, the vintage, and the price-cut history of the comparable pool. A written valuation runs the same data this site publishes — for one specific address.