Answers / Buying
What is the difference between Shenandoah and East Shenandoah?
Direct answer
East Shenandoah is one of the recorded plats inside Shenandoah, not a separate neighborhood. In MLS records its sales sit between SW 12th and SW 15th Avenue. Its 12 sales in the 24 months to September 28, 2026 had a median $1,505,000 and $637 per square foot, because 8 of the 12 were built in 2021 or later.
Miami MLS closed sales, houses and townhouses inside Shenandoah's civic boundary, by recorded subdivision, 24 months to September 28, 2026. Method
What are the numbers behind it?
| Recorded plat | Sales | Median price | Median $/ft² | Median days on market | Median year built |
|---|---|---|---|---|---|
| East Shenandoah | 12 | $1,505,000 | $637 | 99 | 2021 |
| Shenandoah (incl. Shenandoah Park, Manor) | 38 | $1,041,944 | $555 | 75 | 1945 |
| South Shenandoah | 6 | Range $822,000–$1,900,000 | n/a | n/a | n/a |
| All of Shenandoah | 229 | $922,000 | $555 | 66 | 1940 |
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
Is "East Shenandoah" the same as the east side?
No. This site's east side runs from SW 12th to SW 17th Avenue: 105 sales, median $975,000 and $558 per square foot over the same 24 months. The East Shenandoah plat is a smaller piece of it.
Do most Shenandoah sales carry a plat name?
Many do not. Shenandoah sales also sit on plats with other names, such as Seville, Byan Park and Marlborough, which is why this site counts by street boundary rather than by plat.
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