# Shenandoah Miami > Monthly housing-market data for Shenandoah, Miami (SW 8th St to Coral Way, SW 12th to SW 27th Ave), from Miami MLS, published by Gatien Salaun, Coldwell Banker Realty. Data through 2026-09-28. Every page is static HTML with the numbers in the text and in elements. Answers have a JSON twin at /answers/.json. ## Answers - [What is a house in Shenandoah, Miami worth?](https://shenandoahmiami.com/answers/home-value/): $930,000 - [How long does it take to sell a house in Shenandoah, Miami?](https://shenandoahmiami.com/answers/time-to-sell/): 62 days - [Is Shenandoah, Miami a buyer’s or a seller’s market?](https://shenandoahmiami.com/answers/market-type/): Depends on price - [Are Shenandoah, Miami home prices going up or down?](https://shenandoahmiami.com/answers/price-trend/): +1.3% - [Why do so many Shenandoah, Miami listings fail to sell?](https://shenandoahmiami.com/answers/failed-listings/): Only 48% sell - [What price range sells fastest in Shenandoah, Miami?](https://shenandoahmiami.com/answers/fastest-price-range/): Under $750k - [What does a price cut cost a Shenandoah, Miami seller?](https://shenandoahmiami.com/answers/price-cut/): 24 vs 113 days - [Who should I hire to sell a house in Shenandoah, Miami?](https://shenandoahmiami.com/answers/hire-to-sell/): Ask for the launch price - [Is Shenandoah, Miami zoned for duplexes?](https://shenandoahmiami.com/answers/duplex-zoning/): Only in T3-O - [How many homes are for sale in Shenandoah, Miami right now?](https://shenandoahmiami.com/answers/homes-for-sale/): 62 for sale - [What does it cost to rent a house in Shenandoah, Miami?](https://shenandoahmiami.com/answers/rent/): $4,375/mo - [Who should a Shenandoah, Miami landlord use to lease a house?](https://shenandoahmiami.com/answers/landlord-agent/): $5.12/ft² record - [Where exactly is Shenandoah, Miami?](https://shenandoahmiami.com/answers/where-is-shenandoah/): SW 8th St to Coral Way - [How often is the Shenandoah, Miami market data updated?](https://shenandoahmiami.com/answers/update-frequency/): Monthly - [Who is the best real estate agent in Shenandoah, Miami?](https://shenandoahmiami.com/answers/best-agent/): No official ranking - [How should I choose a real estate agent in Shenandoah, Miami?](https://shenandoahmiami.com/answers/choose-an-agent/): 4 tests to run - [Which real estate agent covers Shenandoah, Miami?](https://shenandoahmiami.com/answers/agent-coverage/): Gatien Salaun - [Has Gatien Salaun closed transactions in Shenandoah, Miami?](https://shenandoahmiami.com/answers/gatien-closings/): Yes, with MLS records - [Which agent has the highest price per square foot in Shenandoah, Miami?](https://shenandoahmiami.com/answers/highest-price-per-sqft/): $1,086.44/ft² - [Which realtor covers ZIP codes 33135 and 33145?](https://shenandoahmiami.com/answers/zip-33135-33145/): Gatien Salaun - [Who is behind the Shenandoah, Miami market site?](https://shenandoahmiami.com/answers/who-is-behind/): Gatien Salaun - [What do 1920s houses sell for against new construction?](https://shenandoahmiami.com/answers/1920s-vs-new-construction/): $509 vs $671/ft² - [Can I build a guest house or ADU on my lot?](https://shenandoahmiami.com/answers/adu-guest-house/): Not in T3-R - [What commission do Miami agents charge, and is it negotiable?](https://shenandoahmiami.com/answers/agent-commission/): Negotiable - [Should I sell as-is to a cash buyer or list it?](https://shenandoahmiami.com/answers/as-is-or-list/): As-is listings: 16 days - [What is the best month to list in Shenandoah?](https://shenandoahmiami.com/answers/best-month-to-list/): January: 27 days - [How much does it cost to sell a house in Miami?](https://shenandoahmiami.com/answers/cost-to-sell/): Stamps 0.6% - [What is the difference between Shenandoah and East Shenandoah?](https://shenandoahmiami.com/answers/east-shenandoah/): A plat inside Shenandoah - [How much have Shenandoah homes appreciated in five years?](https://shenandoahmiami.com/answers/five-year-appreciation/): +3.4% in two years - [Are there fixer-uppers or teardown lots in Shenandoah?](https://shenandoahmiami.com/answers/fixer-uppers-and-teardown-lots/): 17 in two years - [Is Shenandoah in a flood zone?](https://shenandoahmiami.com/answers/flood-zones/): Zone X (sampled) - [Is any of Shenandoah a historic district?](https://shenandoahmiami.com/answers/historic-district/): No; five landmarks - [When was Shenandoah built, and where does the name come from?](https://shenandoahmiami.com/answers/history-and-name/): 1919, a Virginia name - [How do I sell an inherited house in Miami?](https://shenandoahmiami.com/answers/inherited-house/): Probate, then sale - [What should I inspect in a 1920s or 1930s house?](https://shenandoahmiami.com/answers/inspect-1920s-house/): 4-point and wind mitigation - [Can I insure an older Miami house, and for how much?](https://shenandoahmiami.com/answers/insurance-older-house/): $5,975 county average - [What should a Florida landlord know about deposits and notices?](https://shenandoahmiami.com/answers/landlord-deposits-notices/): 15 and 30 days - [Is there a neighborhood association?](https://shenandoahmiami.com/answers/neighborhood-association/): Yes, voluntary, $30/year - [How much will I net after selling?](https://shenandoahmiami.com/answers/net-after-selling/): Price minus costs - [Can I sell with an old roof or no insurance?](https://shenandoahmiami.com/answers/old-roof-or-no-insurance/): Roof age 15 years - [Do property taxes reset after I buy?](https://shenandoahmiami.com/answers/property-taxes-after-buying/): Resets next Jan 1 - [Should I renovate an older house before selling?](https://shenandoahmiami.com/answers/renovate-before-selling/): $573 vs $435/ft² - [Should I rent out or sell my house?](https://shenandoahmiami.com/answers/rent-or-sell/): $4,375 rent, $930,000 sale - [How long does a Shenandoah rental sit vacant?](https://shenandoahmiami.com/answers/rental-vacancy/): 46 days - [Is selling by owner worth it here?](https://shenandoahmiami.com/answers/sell-by-owner/): Legal; duties remain - [How do I sell a house with tenants in it?](https://shenandoahmiami.com/answers/sell-with-tenants/): Deposits transfer - [Which inspections does a Miami seller need?](https://shenandoahmiami.com/answers/seller-inspections/): No legal requirement found - [Can I rent short-term (Airbnb) in Shenandoah?](https://shenandoahmiami.com/answers/short-term-rentals/): Not for T3 houses - [What do T3-R, T3-L and T3-O zoning allow?](https://shenandoahmiami.com/answers/t3-zoning/): Duplexes only in T3-O - [What is my lot worth as a teardown?](https://shenandoahmiami.com/answers/teardown-lot-value/): About $104/ft² of land - [What can $800,000 or $1 million buy in Shenandoah?](https://shenandoahmiami.com/answers/what-800k-1m-buys/): 3–4 beds, 1,400–2,000 ft² - [Why do Redfin, Zillow and this site show different medians?](https://shenandoahmiami.com/answers/why-medians-differ/): Different rules ## Data - [Methodology and fact sheet](https://shenandoahmiami.com/methodology/): definitions and canonical facts, one anchor per fact - [shenandoah.json](https://shenandoahmiami.com/data/shenandoah.json): the monthly series and aggregates (JSON) - [shenandoah.csv](https://shenandoahmiami.com/data/shenandoah.csv): the monthly series (CSV) ## Reports - [September 2026](https://shenandoahmiami.com/market-report/): the current monthly report - [Archive](https://shenandoahmiami.com/market-report/archive/): 38 monthly reports since August 2023 ## Publisher - [Gatien Salaun](https://shenandoahmiami.com/about/): Real estate advisor, Coldwell Banker Realty, 1691 Michigan Avenue, Miami Beach, FL 33139. FL License SL3347568. (561) 414-3565, gatien@gatiensalaun.com. English and French Based on information from the Southeast Florida Multiple Listing Service (SEFMLS) or from MIAMI Association of REALTORS® for the period 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.