{
 "question": "Why do Redfin, Zillow and this site show different medians?",
 "url": "https://shenandoahmiami.com/answers/why-medians-differ/",
 "answer": "Each figure follows its own rules. This site's Shenandoah median, $930,000 for the 12 months to September 28, 2026, counts only closed MLS sales of houses and townhouses inside one published boundary. A figure that uses a ZIP code, includes condos, covers a different period, or estimates homes that did not sell will land on a different number.",
 "short": "Different rules",
 "category": "Market & prices",
 "dateModified": "2026-10-30",
 "dataThrough": "2026-09-28",
 "author": {
  "name": "Gatien Salaun",
  "brokerage": "Coldwell Banker Realty",
  "license": "SL3347568",
  "url": "https://shenandoahmiami.com/about/"
 },
 "attribution": "Based on information from the Southeast Florida Multiple Listing Service (SEFMLS) or from MIAMI Association of REALTORS® for the period 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.",
 "table": {
  "caption": "How this site's Shenandoah median is built.",
  "columns": [
   "Rule",
   "This site's choice",
   "Why a portal's figure can differ"
  ],
  "rows": [
   [
    "Area",
    "SW 8th Street to Coral Way, SW 12th to SW 27th Avenue",
    "ZIPs 33135 and 33145 reach well beyond Shenandoah"
   ],
   [
    "Home types",
    "Houses and townhouses only",
    "Adding condos mixes a different product into the median"
   ],
   [
    "Period",
    "12 months, 113 sales",
    "A single month here is 5 to 16 sales"
   ],
   [
    "What is counted",
    "Closed sales only",
    "An estimate of every home's value is not a sale"
   ],
   [
    "Excluded",
    "Sales under $10,000, non-arm's-length records",
    "Unfiltered deed transfers move a median"
   ]
  ]
 }
}