My Track Record in Shenandoah and the Coral Way Corridor

I publish a quarterly market report on Shenandoah and the Coral Way corridor because I track this neighborhood closely, closing by closing, whether or not I'm the agent on a given deal. But tracking a market and transacting in it are two different things, and I'd rather show the second one directly than talk around it. Here's what I've actually closed in this corridor, what each deal involved, and what I learned doing it. The deal-by-deal version, with MLS numbers, lives at /about.

Where I've worked in this corridor

Since 2022 I've represented buyers, sellers, and landlords inside the Coral Way corridor — across the Shenandoah and South Shenandoah plats and Auburn Heights — plus ongoing leasing management on one of those properties. Both sides of the table, more than one property type, and a decade of Miami residential work behind it. What follows is what that experience actually produced, deal by deal.

A zoning detail the listing got wrong

In September 2022, I represented a buyer on a Mediterranean-style home on the Shenandoah plat with a detached guest house. The listing described the property as zoned single-family. Knowing the neighborhood's zoning history — the same T3-O/T3-R patchwork I've written about separately — I checked further and found the property was actually zoned for two-family use, and the guest house carried its own address on the parcel. That single detail changed the entire value case: my client could renovate the main house with minimal work, add a pool, and separately renovate the guest house into real, legally recognized second-unit value — not a maybe, a fact I'd verified before he wrote an offer. We negotiated furniture into the sale and closed during a real lull in that quarter's activity, at what turned out to be one of the lower per-square-foot prices the pocket had seen in some time.

That same client came back to me in July 2024 to buy a second Shenandoah-area home, on the South Shenandoah plat, at $870,000 — this one he renovated and now runs as a short-term rental.

A leasing record, verified

The first property has stayed an active leasing relationship since the purchase — I've placed tenants there three times over the following two years. The most notable of those: an April 2024 lease that closed at $13,900 a month. I pulled the MLS closing data for zip code 33135 going back through the prior months to check that number against the market rather than just repeat it, and the previous highest closed lease in the zip over that window was $5,000 — meaning this one closed at nearly three times the previous high for the entire zip code, not just the neighborhood.

A referral from another agent

In June 2026, I represented a seller at Auburn Heights (The Villas at 21st Terrace, inside the Coral Way corridor footprint) on a $1,287,500 closing — a referral from another agent, not a past client of mine. A referral like that only happens when the agent making it trusts how a deal in this specific corridor will be handled.

What this adds up to

A repeat client who came back for a second purchase, a referral from another agent, a leasing relationship that produced a verified zip-code record, and a zoning catch that changed a purchase decision before it was made. That's the real shape of my experience in this corridor — I'd rather describe it accurately than round it up.

FAQ

Do you specialize in Shenandoah and the Coral Way corridor?

I have direct closed transaction experience across the Shenandoah, South Shenandoah, and Auburn Heights pockets of the corridor since 2022, and I publish a quarterly market report tracking every closing in the neighborhood, not just my own.

What's the largest transaction you've closed in the area?

$1,287,500, a seller-side sale at Auburn Heights in June 2026, referred to me by another agent.

Have you handled zoning questions on Shenandoah properties?

Yes — including a 2022 purchase where I identified that a property listed as single-family was actually zoned two-family, with a detached guest house carrying its own parcel address, before my client made an offer.

Transaction details drawn from closed MLS records and my own transaction log; client names withheld for privacy. Figures independently checked against MLS closing data where cited. Compiled by Gatien Salaun, Coldwell Banker Realty.