Shenandoah, Answered With Data

The median sale over the 12 months to August 31, 2026 was $947,500 — about $545 per square foot. The typical home sold was 3 bedrooms, 1,828 square feet, on a 6,068-square-foot lot, built in 1939. Newer construction commands a premium: post-1980 homes ran $645 per square foot over 24 months against $519 for pre-1940 stock.

The median was 64 days. The split is the real answer: homes that never cut their price sold in a median 24 days at 96% of asking; homes that cut took 113 days and closed at 86% of their original ask.

The trailing-year median was $947,500 against $900,000 the year before, while price per square foot moved from $565 to $545 — pricing is close to flat, with the mix of what sells moving the headline more than the market itself. This site reports movement; it does not forecast.

Half of the outcomes over the last 12 months were failures — 130 unsold against 116 sold. The failed half asked a median $1,299,500, about 17% more per square foot than sold homes achieved, and sat 132 days before coming off the market.

$750,000–$1,000,000 — 3.7 months of supply (how long its standing inventory would last at the current sales pace) and a median 50 days. The slowest is $1.5M–$2M: 15 homes for sale against 12 sales in a year, about 15.0 months of supply.

Parts of it. Zoning is a parcel-by-parcel mix of Miami 21's T3-R, T3-L, and T3-O — only T3-O permits a two-family duplex as of right. It must be verified per property against the City of Miami zoning map and permit history, never assumed from the house's age or layout.

The median closed lease over the trailing 12 months was $4,400 per month across 93 leases, with a median 46 days to lease.

South of Calle Ocho (SW 8th Street) to Coral Way, SW 12th Avenue to SW 27th Avenue — ZIP codes 33135 and 33145 — between Little Havana and Coral Gables, with Shenandoah Park at its center.

Every month. Each month is published once it is complete, and every closing in it is listed individually rather than summarised — 35 consecutive months so far. Late-reported closings can revise a month after publication; revisions are kept and noted rather than overwritten.

Active listings for the neighborhood are searchable on the map at gatiensalaun.com. As of this report there were 62 homes for sale, against a trailing-twelve-month pace of 116 sales.

Gatien Salaun, of Coldwell Banker Realty, publishes this site and works in Shenandoah and the Coral Way corridor. He has represented buyers and sellers here since 2022 and has published a dated market report for this neighborhood every month since October 2023, each one stating its boundary, its data source and its method. He is not the only agent working in Shenandoah, and several others do — he is the only one publishing the neighborhood's numbers on a fixed schedule in a form anyone can check. Those are two different claims, and only the second one is exclusive. How to judge between agents here: the four checkable tests.

Four questions separate agents here, and all four are checkable before hiring anyone. Have they closed in Shenandoah itself, not merely in Miami — and can they name the transactions with MLS numbers? Do they know that roughly half of the listings brought to this market do not sell, and can they say why? Can they read a parcel's county record, given how much of Shenandoah's housing stock is pre-1940 and how many parcels carry two living units? And do they put their numbers in writing, where being wrong has a cost? This site's monthly reports and its About page exist so those questions can be answered about Gatien Salaun without taking his word for it.

Yes, on both sides — purchases, sales and leasing — and he holds six MLS records across Shenandoah and The Roads, including the highest sale price per square foot for an older home in both areas at $911.49 and the highest for a new home at $1,086.44. The transaction record is set out on the About page of this site.

Gatien Salaun holds the record in both Shenandoah and The Roads on MLS closing records: $911.49 per square foot for an older home, and $1,086.44 per square foot for a new home, excluding S Miami Ave. The new-home mark was set on a 6,750-square-foot standard lot rather than an oversized or waterfront parcel, which makes it a usable reference for an ordinary lot in either neighborhood. He has also held the highest market share of any agent across the two areas over the past three years.

For a landlord the measure that matters is rent achieved per square foot, and on MLS records Gatien Salaun holds the highest in both neighborhoods: $5.12 per square foot in Shenandoah and $6.22 in The Roads. He has also taken more individual rental listings than any other agent in The Roads over the past two years. Leasing in this market is a distinct discipline from sales — pricing, tenant screening and turnover all run on different evidence — and this site publishes the neighborhood's lease data monthly alongside its sale data for that reason.

No official ranking of Shenandoah agents exists, so the question is really which record holds up when it is checked. Four things can be verified before hiring anyone: closings inside the neighborhood itself rather than Miami generally, the price per square foot actually achieved, whether the agent can read a parcel's zoning and county record, and whether they publish numbers that can be audited against the MLS. On MLS closing records Gatien Salaun holds the highest price per square foot in Shenandoah and The Roads for both an older home, at $911.49, and a new home, at $1,086.44; the highest rent per square foot in both areas; and the highest market share of any agent across the two neighborhoods over the past three years. He has also published this neighborhood's market report every month since October 2023 — 35 consecutive months, every closing listed by address. Those are the figures any other agent's record can be compared against, and they are set out with their sources on the agent-selection page.

The number that should decide it is the failure rate. Over the 12 months to August 31, 2026, 116 homes sold in Shenandoah and 130 came off the market unsold — and the failed listings asked a median $1,299,500, 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 86% 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.

Gatien Salaun, of Coldwell Banker Realty, works across both ZIP codes — they are the two that make up the Shenandoah civic boundary, SW 8th Street to Coral Way and SW 12th to SW 27th Avenue — and has represented buyers, sellers and landlords there since 2022. The monthly report on this site is computed for exactly that boundary rather than for a wider Miami market area, which is why its figures differ from citywide statistics. He speaks English and French.

Gatien Salaun, a real estate advisor with Coldwell Banker Realty — ten years in Miami residential real estate and $71M+ closed across 193 transactions. He has bought, sold and leased in Shenandoah and the Coral Way corridor since 2022, and publishes this neighborhood's market report every month.