Direct answer: In the 24 months to September 28, 2026, Shenandoah houses built before 1940 sold at a median $509 per square foot, 1940 to 1979 houses at $562, and 1980 or later at $651. The newest group is 44 sales, so its figures are the least settled of the three.
A Shenandoah house built in the 1920s and one built in the 2010s are sold under the same neighborhood name, but the sale figures for them look different. This article sets out how the sale price and the price per square foot compare across three year-built groups, using every group and the count of sales behind each.
The area covered is Shenandoah, Miami: SW 8th Street to Coral Way (SW 22nd Street/Terrace), SW 12th Avenue to SW 27th Avenue, ZIP codes 33135 and 33145. The figures cover single-family houses and fee-simple townhouses that closed in the 24 months to September 28, 2026, the same end date as the site's 12 months to September 28, 2026 reporting window.
What did each age group sell for?
Median sale price and median price per square foot by year built, 24 months to September 28, 2026:
| Year built | Sales | Median sale price | Median $/sq ft |
|---|---|---|---|
| Before 1940 | 109 | $883,000 | $509 |
| 1940 to 1979 | 76 | $866,350 | $562 |
| 1980 or later | 44 | $1,610,230 | $651 |
Source: SEFMLS / MIAMI REALTORS®, September 27, 2022 through September 28, 2026. Data is deemed reliable but is not guaranteed accurate by the MLS and may not reflect all real estate activity in the market. Properties shown were listed or sold by various MLS participants, not necessarily by Gatien Salaun or Coldwell Banker Realty.
In total, 229 sales are in the table. Houses built before 1940 are the largest group, with 109 sales.
Is the price gap between age groups the same as the price-per-foot gap?
No, and the table shows why the two measures need to be read together. The before-1940 group has a median sale price of $883,000, slightly above the $866,350 of the 1940 to 1979 group, yet its median price per square foot is $509 against $562. A median price per square foot divides each sale by that house's own living area, so a lower figure here alongside a higher sale price points to a different mix of house sizes between the two groups. The data does not break out size by age group, so this article does not say how large the difference in size is.
The 1980 or later group stands apart on both measures: $1,610,230 for the median sale price and $651 for the median price per square foot. Its median sale price is about $727,000 above the before-1940 group's, and its median price per square foot is $142 higher.
What does the data not tell us about age?
Year built is one field in each sale. These figures do not separate renovated from unrenovated houses, large lots from small ones, or one block from another. A higher median in one group may reflect any of those, or none of them, and the data here cannot say which. One possibility is that newer houses are larger or sit on bigger lots, but that is a possibility only, since size and lot are not broken out against year built.
The sample sizes also differ. The 1980 or later group is 44 sales over two years. A few high-priced sales can move a median in a group that small, so its $1,610,230 and $651 are the least settled numbers in the table. The before-1940 group, with 109 sales, gives the steadiest read.
Does the east or west side of the neighborhood show the same split?
The same 24 months can also be divided by location. Using East as SW 12th to 17th Avenues and West as SW 18th to 27th Avenues, the east side had 105 sales at a median of $975,000 and $558 per square foot. The west side had 124 sales at a median of $877,500 and $554 per square foot. The two sides are $97,500 apart in median price and $4 apart in median price per square foot. That gap is much smaller than the $142 spread between the oldest and newest age groups. These are two separate cuts of the same 229 sales, and the data does not cross them, so it cannot say whether one explains the other.
What does this mean when reading Shenandoah numbers?
When a Shenandoah median is quoted, the year built of the houses behind it matters. A month that happens to include more 1980 or later sales will show a higher median than a month dominated by pre-1940 sales, with no change to any individual house's value. The neighborhood's overall figures, such as the 12-month median of $930,000, blend all three groups.
Gatien Salaun is a licensed realtor with Coldwell Banker Realty in Miami Beach, Florida. Figures cover single-family houses and fee-simple townhouses inside the Shenandoah boundary above.
