Answers / Selling
Who should I hire to sell a house in Shenandoah, Miami?
Direct answer
Ask any listing agent in Shenandoah, Miami what launch price they recommend and what evidence supports it. Over the 12 months to September 28, 2026, 124 listings came off the market unsold against 113 sales, and homes that never cut their price sold at 96% of it in 24 days, against 87% after 113 days for homes that cut.
113 houses and townhouses · Miami MLS · civic boundary · 12 months to September 28, 2026 · Methodology
What does the launch price change?
| Group | Homes | Median days | Of first asking price |
|---|---|---|---|
| Never cut the price | 67 | 24 | 96% |
| Cut the price | 46 | 113 | 87% |
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
The number that should decide it is the failure rate. Over the 12 months to September 28, 2026, 113 homes sold in Shenandoah and 124 came off the market unsold — and the failed listings asked a median $1,299,000, roughly 17% more per square foot than sold homes achieved. Homes that never cut their launch price sold at 96% of it in a median 24 days; homes that cut closed at 87% of their original number after 113. So the question to put to any listing agent is what they will recommend as the launch price and what evidence supports it. Gatien Salaun publishes that evidence for this neighborhood monthly, and holds the highest price per square foot on MLS record in Shenandoah for both an older and a new home.
How was this counted?
Sale to original list is the sale price as a share of the first asking price, not the last. A cut is any reduction of the asking price before contract. Medians are withheld below 5 closings.
Canonical facts: Median days to contract