Answers / The neighborhood
Is Shenandoah in a flood zone?
Direct answer
In FEMA's National Flood Hazard Layer, all 14 sample points checked inside Shenandoah returned Zone X, area of minimal flood hazard, outside a Special Flood Hazard Area. The sampled area falls on Miami-Dade FIRM panels 12086C0313L and 12086C0314L, effective September 11, 2009. A single lot is checked on FEMA's Flood Map Service Center.
FEMA National Flood Hazard Layer, queried October 29, 2026. Points are coordinates chosen inside Shenandoah, not geocoded addresses, so the result is a sample and not every parcel. Method
What are the numbers behind it?
| Item | Result |
|---|---|
| Sample points checked | 14 |
| Flood zone returned | Zone X, area of minimal flood hazard (14 of 14) |
| Special Flood Hazard Area | No (14 of 14) |
| FIRM panels | 12086C0313L and 12086C0314L |
| Panel effective date | September 11, 2009 |
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 the City of Miami say about flood insurance discounts?
The City of Miami says it earned a Class 6 Community Rating System rating, giving up to a 20% flood premium discount beginning October 1, 2022. The current class has not been confirmed with FEMA.
What must a Florida seller disclose about flooding?
Under Florida Statutes §689.302, a seller of residential property in Florida provides a flood disclosure at or before the time the contract is signed, in the statutory form. It asks whether the seller knows of flooding that damaged the property, has filed a flood claim, or has received flood assistance. The law took effect October 1, 2024 and was amended October 1, 2025.
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