Answers / Selling
Should I sell as-is to a cash buyer or list it?
Direct answer
Listing an as-is house on the MLS is one way to reach cash buyers. In Shenandoah, the 17 listings described as as-is or needing work that sold in the 24 months to September 28, 2026 closed at a median $660,000, or $438 per square foot, in 16 days and at 96% of first asking price.
Miami MLS closed sales, houses and townhouses inside Shenandoah's civic boundary, 24 months to September 28, 2026. Method
What are the numbers behind it?
| Shenandoah sales | Sales | Median price | Median $/ft² | Median days on market | Sale price vs first asking |
|---|---|---|---|---|---|
| Listing described as as-is or needing work | 17 | $660,000 | $438 | 16 | 96% |
| All other listings | 212 | $927,500 | $564 | 70 | 93% |
Source: SEFMLS / MIAMI REALTORS®, September 27, 2022 through September 28, 2026. Data is deemed reliable but is not guaranteed accurate by the MLS and may not reflect all real estate activity in the market. Totals and medians only, no client names or addresses. Properties counted were listed or sold by various MLS participants, not necessarily by Gatien Salaun or Coldwell Banker Realty.
In more detail
What does an off-market cash offer sell for?
This site cannot say. Sales negotiated privately and never listed are not in the MLS, so there is no published figure to compare them with.
Did listing "cash only" change anything?
Three Shenandoah listings in this window said cash only. Three is too few for a median; they sold between $567,000 and $883,000.
How was this counted?
Counted from the same MLS data as every figure on this site, for the stated window and boundary. Medians are withheld below 5 closings.
Canonical facts: Boundary