Seven houses closed in Shenandoah in August 2026, from $695,000 to $2,350,000, at a median of $1,050,000. That median is the second-highest month of the year behind June, and it is worth being clear about why: two houses closed at $2,350,000 in the same month, in a neighborhood that records nine sales above $2M in a year. The median moved because of which houses closed, not because the neighborhood repriced.
The interesting part is what those two sales cost their sellers.
The top of the market cleared, at 91 cents on the original dollar
| Address | Sold | $/sq ft | % of original ask | Days on market |
|---|---|---|---|---|
| 1366 SW 15th St | $2,350,000 | $797 | 91% | 236 |
| 2225 SW 18th Ave | $2,350,000 | $630 | 91% | 90 |
| 2153 SW 13th St | $1,520,000 | $531 | 102% | 5 |
| 2212 SW 22nd Ave | $1,050,000 | $611 | 100% | 50 |
| 1735 SW 15th St | $1,000,000 | $438 | 87% | 84 |
| 2110 SW 15th St | $860,000 | $624 | 96% | 47 |
| 2257 SW 11th St | $695,000 | $463 | 87% | 39 |
Both $2,350,000 houses landed on 91% of what they first asked. They are not comparable houses — $797 a foot against $630, and one took 236 days where the other took 90 — but they arrived at the same discount from their own opening number. Over the trailing twelve months the $2M–$3M band has taken a median 208 days to sell. Above $2M in Shenandoah, patience and a price concession are not two options. They are the same transaction.
That is a straightforward thing to plan for, and a bad thing to discover in month six.
The five-day sale is the same lesson, from the other end
2153 SW 13th St closed at $1,520,000 on 102% of its original asking price, five days after it listed.
It sold for less money than the two houses above it and it made its seller a better trade. Nothing about the house explains that. $531 a foot is the second-lowest per-foot figure on the page. What it did differently was open at a number the market agreed with, and the market answered in a week.
This is the pattern the report has carried every month it has run. Over the twelve months to August 31, the 67 Shenandoah homes that never touched their launch price closed at 96% of it in a median 24 days. The 49 that repriced closed at 86% of their original number after 113 days. Five months and ten points, and the decision that produced the gap was made before the first showing.
The rest of the year, in one row
| Measure | 12 months to Aug 31, 2026 | Prior 12 months |
|---|---|---|
| Closed sales | 116 | 118 |
| Median sale price | $947,500 | $900,000 |
| Median price per sq ft | $545 | $565 |
| Median days on market | 64 | 66 |
| Sale to original list | 92% | 92% |
| Sold at or above final ask | 22% | 17% |
Volume, pace and negotiation are within a point or two of last year. The median price is up 5% while the median per square foot is down 4% — the same mix effect August shows in miniature, running across the whole year. Bigger houses made up more of what closed; the value of a Shenandoah square foot did not move much.
One figure did move: 22% of sales closed at or above the final asking price, against 17% a year ago. That is not a hot market. It is a market where more sellers eventually arrived at a number buyers would pay, which is a different thing and takes longer.
Where the leverage sits right now
As of this report there were 62 houses for sale in Shenandoah against a pace of 116 sales a year — 6.4 months of supply across the neighborhood. That single figure hides most of what a buyer or seller needs:
- Under $1M — 3.7 to 4.7 months of supply, sales in 31 to 50 days. A seller here is not negotiating from behind.
- $1M–$1.5M — 7.6 months, a median 92 days.
- $1.5M–$2M — 15 houses standing against 12 sales a year. Fifteen months of supply, and the tightest spot in the neighborhood to be a seller.
- $2M–$3M — 6 houses, 9 sales a year, a median 208 days to close.
August put two sales through the top of that structure. It did not change it.
For an owner reading this
If the house would list under $1M, the neighborhood is working normally and the launch price is the whole conversation. If it would list above $1.5M, the two numbers to plan around are on this page: a median 208 days at the top of the market, and 91% of the original ask on both of August's largest sales.
Neither is a reason not to sell. They are the terms of entry, and an owner who prices with them in view is negotiating from a different position than one who meets them in month seven.
Figures cover single-family houses and fee-simple townhouses inside the Shenandoah civic boundary — SW 8th Street to Coral Way, SW 12th to SW 27th Avenue, ZIP codes 33135 and 33145 — for the twelve months to August 31, 2026. Every closing is listed individually in the August 2026 report, and the full 35-month archive is at the market report.
