Journal · 9 entries
The Journal
Quarterly recaps, zoning explainers, and case studies — the longer-form companion to the monthly report.
Market Report
Two Sales at $2,350,000, and What They Cost to Get There
Shenandoah's August 2026 closings: seven sales, a $1,050,000 median, and two houses at $2,350,000 that each took 9 points off their original asking price. What the top of this market charges for entry, and what the five-day sale did differently.
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Owning / Leasing
A Few Things Smart Landlords Do
What separates landlords who do well from landlords who do fine: pricing to the market because vacancy is the most expensive cost, tightening lease terms, and tracking rent and sale value as one decision instead of two.
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Market Report
Shenandoah, Miami — Q2 2026 Real Estate Market Report
A data-driven look at Shenandoah, Miami single-family home closings for Q2 2026 (April–June): pricing, days on market, pending contracts, and what the off-market numbers are saying.
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About / Track Record
My Track Record in Shenandoah and the Coral Way Corridor
A transaction-by-transaction look at direct buying, selling, and leasing experience in Shenandoah and the Coral Way corridor — real closings, real numbers, no volume claims beyond what's verifiable.
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Case Study
The Zoning Detail That Changed a Shenandoah Purchase: A Case Study
How catching a zoning misstatement on a 2022 Shenandoah listing led to a two-property investment relationship — and a verified rent record along the way.
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Neighborhood Guide
What's Actually Changing on Shenandoah's Streets and in Its Park
A rundown of the FDOT roadwork, tree-canopy initiative, and Shenandoah Park redesign underway in Miami's Shenandoah neighborhood — what's done, what's active, and what's next.
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Neighborhood Guide
T3-O, T3-R, and the 1920s House: What Shenandoah's Zoning Actually Allows
A plain-language guide to Miami 21's T3 zoning in Shenandoah — why some of the neighborhood's 1920s homes are legal duplexes, why others aren't, and how to verify which one you're looking at.
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Neighborhood Guide
Shenandoah on Foot: Walkability, the Park, and Everyday Amenities
An honest look at daily life in Shenandoah, Miami — where it's actually walkable, where it isn't, and the park and library infrastructure inside its residential grid.
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Market Report
Shenandoah, Miami — Q1 2026 Real Estate Market Report
A data-driven recap of Shenandoah, Miami single-family home closings for Q1 2026 (January–March): pricing, days on market, the bedroom-count split, and the fastest-moving pockets.
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Your advisor in Shenandoah
Gatien Salaun
Coldwell Banker Realty · Ten years in Miami residential real estate · $71M+ closed across 193 transactions · Publisher of the Shenandoah market intelligence report, 35 consecutive months.
A written valuation, not an estimate
The journal reads the market in aggregate. A written valuation runs the same data — zoning layer, plat, vintage, and the comparable pool’s price-cut history — for one specific address.