Market Intelligence Report
Shenandoah /
Houses & townhouses · June 2026 · No. 33
Prepared by
Gatien Salaun
Real estate advisor · Coldwell Banker Realty
8 houses closed in Shenandoah in June 2026, from $695,000 to $1,680,000, median $1,152,000. Every sale is listed below — this series reports each closing, not just the average of them.
Data: closed, pending, active and off-market records · 12 months to July 27, 2026 · Updated monthly
Market ScorecardHouses & townhouses · one reported segment
June 2026
$1,152,000
Median sale price across 8 closings, $695,000 to $1,680,000. The highest monthly median of 2026 so far.
Balanced below $1M · Buyer leverage above $1.5M
| Measure | 12 mo to July 27, 2026 | Prior 12 mo |
|---|---|---|
| Closed sales | 115 | 116 |
| Median price | $945,000 | $912,500 |
| Per sq ft | $554 | $562 |
| Days on market | 66 | 68 |
| Sale to original list | 93% | 92% |
| At or above final ask | 19% | 17% |
| For sale now | 71 | — |
| Months of supply | 7.4 | — |
The spread inside one month is the story — $327 to $847 per square foot. The $847 and $753 closings were renovated product west of 17th Avenue moving inside five weeks; the $327 closing carried 269 days. Condition and launch price did the sorting, and the month’s median reflects which homes happened to close, not a step-change in the neighborhood.
Inside the SegmentOne median, several markets
Price discipline
24 vs 113 days
Median days on market: never cut against cut at least once, twelve months.
Share of original ask
96% vs 86%
Same two cohorts, 67 homes against 48.
Delivery era
$648 vs $515
Per foot, 1980-or-later against pre-1940, twenty-four months.
Band concentration
28.4 months
Supply in $1.5M–$2M: 26 for sale against 11 sales a year.
East / west pace
74 vs 61 days
SW 12th–17th Avenues against 18th–27th, twenty-four months.
Under contract
17 homes
Median asking $799,000, a median 50 days to contract.
Cohort and vintage figures cover the windows named in each note, not June alone; a single month is too thin to split. To see what is on the market today, browse the 71 homes currently for sale in Shenandoah.
The ClosingsEvery sale, June 2026
| Address | Sold price | $/sq ft | % of original ask | Days on market | Closed |
|---|---|---|---|---|---|
| 1200 SW 18th St | $1,680,000 | $605 | 93% | 186 | Jun 2026 |
| 2225 SW 19th Ave | $1,430,000 | $753 | 97% | 14 | Jun 2026 |
| 2006 SW 12th St | $1,250,000 | $508 | 86% | 68 | Jun 2026 |
| 2385 SW 22nd Ter | $1,215,000 | $683 | 90% | 86 | Jun 2026 |
| 2332 SW 19th Ter | $1,089,000 | $847 | 85% | 36 | Jun 2026 |
| 1712 SW 13th St | $822,000 | $327 | 91% | 269 | Jun 2026 |
| 1441 SW 17th St | $800,000 | $572 | 89% | 74 | Jun 2026 |
| 2508 SW 19th Ter | $695,000 | $679 | 93% | 82 | Jun 2026 |
Scroll table horizontally →
Sales below $10,000 and non-arm’s-length transfers are excluded. Properties shown were listed or sold by various participants in the MLS and are not necessarily the listings or sales of Gatien Salaun or Coldwell Banker Realty.
What Happened This Month
- 1The launch price is the decision that matters. The 48 homes that repriced didn’t just take five extra months — they surrendered ten points of the original ask along the way.
- 2$750k–$1M is the neighborhood’s clearing price — 3.3 months of supply and two-month sales. The $1.5M–$2M band is carrying 26 active listings against 11 sales a year: twenty-eight months of supply.
- 3Within the same blocks, buyers paid $648 per square foot for post-1980 construction against $515 for the pre-1940 stock — a 26% spread that is the renovation-and-rebuild economics of this neighborhood in one row.
- 4A 50% failure rate is not a soft market — the sold half moved in 66 days at 93% of ask. It is a mispricing rate. The two halves asked different numbers for the same neighborhood, and the market answered one of them.
What’s Driving the Market
Inventory concentration
A seller entering the $1.5M–$2M band competes with two years of standing inventory; a buyer in it holds the leverage.
Launch price
Shenandoah homes that never cut their price sold for 96% of asking in a median 24 days. Homes that cut sold for 86% of their original asking price and took 113 days.
Vintage spread
That spread is why the neighborhood’s renovation and new-build activity concentrates where it does, and why “what is it worth” in Shenandoah is always two questions: the house today, and the envelope the lot and zoning allow.
Beyond the TransactionsPublic works & planning
Development & Infrastructure
Shenandoah Park recreational core
In a full rebuild: a new Aquatic Center with an Olympic-size pool, two basketball courts, new baseball and soccer fields, fitness equipment, a library plaza, and a butterfly garden.
Coral Way / SW 15th Road roundabout
Completed by FDOT in June 2023, ahead of schedule.
SW 22nd Avenue median and bike lanes
Completed January 2022.
Active resurfacing
Two Coral Way segments and US-1/SW 17th Avenue, with nightly closures and access maintained.
Planning & Neighborhood
Miami 21 T3, split three ways
T3-R, T3-L and T3-O interleave block by block, and only T3-O permits a duplex as of right — a determination for a real estate attorney, not a listing description.
Flowering of Shenandoah
The tree-canopy program run by residents through the Miami Shenandoah Neighborhood Association.
Coral-rock entry markers
Ten markers installed in 2021 at the neighborhood’s entries.
The plat layer
Shenandoah, East Shenandoah, South Shenandoah, New Shenandoah, and Sections One through Four behave differently; South Shenandoah has repeatedly been the fastest-moving plat in recent quarters.
Development and policy items come from public sources and should be confirmed independently.
The Bottom Line
The launch price, not the market, decided which Shenandoah homes sold this year.
Half of everything listed came off the market unsold, and the half that sold did so in 66 days at 93% of the original ask. Those were not different houses in a different market — they were different numbers on the same neighborhood. That condition has held in every month this series has reported.
Gatien Salaun · Real estate advisor, Coldwell Banker Realty
What This Means For You
For Buyers
The leverage sits above $1.5M, where 26 homes stand against the pace of 11 sales a year and the median closing took 100 days. Below $1M that leverage does not exist: 3.3 months of supply and a median 61 days.
For Sellers
The 67 homes that never touched their launch price closed at 96% of it in 24 days. The 48 that repriced closed at 86% of their original number after 113. The first number on the listing did more work than everything that followed it.
For Owners Not Selling
88 houses and townhouses leased over the same twelve months at a median $4,325 a month, in a median 46 days — the standing alternative for an owner weighing whether to hold.
What Would Change This ReadConditions, not forecasts
The $1.5M–$2M band clears
26 listings currently stand against 11 sales a year. Absorption in that band is what moves the 28.4-month supply figure, and the segment’s 7.4-month average with it.
Launch pricing tightens
The 96%-against-86% gap between uncut and cut homes is the widest spread on this page. Were fewer listings to arrive above the comparable evidence, the count of unsold listings — 115 against 115 sold — is the figure that moves first.
Delivered new construction
Post-1980 product sold at $648 per square foot against $515 for pre-1940 stock. A larger share of new delivery in the closing mix moves the segment median without the underlying per-foot values changing at all.
This site reports movement; it does not forecast. Items here describe conditions that would change the figures above, based on the data in this report. They are not forecasts, appraisals or investment advice.
Monthly Archive33 months
All 33 months, October 2023 → June 2026 →
A written valuation, not an estimate
For a Shenandoah home, an automated estimate misses what moves the number here: the zoning layer, the plat, the vintage, and the price-cut history of the comparable pool. A written valuation runs the same data this site publishes — for one specific address.