Answers / Market & prices
Why do Redfin, Zillow and this site show different medians?
Direct 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.
Miami MLS closed sales, houses and townhouses inside Shenandoah's civic boundary. Method
What are the numbers behind it?
| Rule | This site's choice | Why a portal's figure can differ |
|---|---|---|
| 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 |
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
Which number is right?
Each is right by its own rules. The useful question is which rules match the decision: for one Shenandoah house, closed sales of similar houses inside the neighborhood are the closest evidence.
What does Redfin count?
Redfin defines its median sale price as the median final sale price of homes that closed in a period, across single-family homes, condos and co-ops, townhouses and 2–4 unit buildings, over rolling three-month windows for ZIP codes and neighborhoods. This site counts houses and townhouses only, over 12 months.
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