Shenandoah, Answered With Data

1. 01

   What is a house in Shenandoah, Miami worth?

   The median sale over the 12 months to July 27, 2026 was $945,000 — about $554 per square foot. The typical home sold was 3 bedrooms, 1,834 square feet, on a 5,914-square-foot lot, built in 1939. Newer construction commands a premium: post-1980 homes ran $648 per square foot over 24 months against $515 for pre-1940 stock.

2. 02

   How long does it take to sell a house in Shenandoah?

   The median was 66 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.

3. 03

   Are Shenandoah home prices going up or down?

   The trailing-year median was $945,000 against $912,500 the year before, while price per square foot moved from $562 to $554 — 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.

4. 04

   Why do so many Shenandoah listings fail to sell?

   Half of the outcomes over the last 12 months were failures — 115 unsold against 115 sold. The failed half asked a median $1,285,000, about 14% more per square foot than sold homes achieved, and sat 149 days before coming off the market.

5. 05

   What price range sells fastest in Shenandoah?

   $750,000–$1,000,000 — 3.3 months of supply and a median 61 days. The slowest is $1.5M–$2M: 26 homes for sale against 11 sales in a year, about 28.4 months of supply.

6. 06

   Is Shenandoah zoned for duplexes?

   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.

7. 07

   What does it cost to rent a house in Shenandoah?

   The median closed lease over the trailing 12 months was $4,325 per month across 88 leases, with a median 46 days to lease.

8. 08

   Where exactly is Shenandoah?

   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.

9. 09

   How often is this report updated?

   Every month. Each month is published once it is complete, and every closing in it is listed individually rather than summarised — 33 consecutive months so far. Late-reported closings can revise a month after publication; revisions are kept and noted rather than overwritten.

10. 10

    Where can I see the homes currently for sale in Shenandoah?

    Active listings for the neighborhood are searchable on the map at gatiensalaun.com. As of this report there were 71 homes for sale, against a trailing-twelve-month pace of 115 sales.

11. 11

    Who is behind this site?

    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.

Browse the 71 homes currently for sale in Shenandoah on the map, or read the current monthly report.