Market Intelligence Report
Shenandoah /
Houses & townhouses · August 2026 · No. 35
Prepared by
Gatien Salaun
Real estate advisor · Coldwell Banker Realty
7 houses closed in Shenandoah in August 2026, from $695,000 to $2,350,000, median $1,050,000. 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 August 31, 2026 · Updated monthly
Market Scorecard Houses & townhouses · one reported segment
August 2026
$1,050,000
Median sale price across 7 closings, $695,000 to $2,350,000.
Balanced below $1M · Buyer leverage above $1.5M
| Measure | 12 mo to August 31, 2026 | Prior 12 mo |
|---|---|---|
| Closed sales | 116 | 118 |
| Median price | $947,500 | $900,000 |
| Per sq ft | $545 | $565 |
| Days on market | 64 | 66 |
| Sale to original list | 92% | 92% |
| At or above final ask | 22% | 17% |
| For sale now | 62 | — |
| Months of supply | 6.4 | — |
Months of supply: how long the current inventory would last at the current sales pace. Sale to original list: the median sold price as a share of the first asking price.
The spread inside one month is the story — $438 to $797 per square foot across 7 closings. The quickest sales closed in a median 39 days; the slowest carried 236. Condition and launch price did the sorting. The month’s median reflects which homes happened to close, not a step-change in the neighborhood.
Inside the Segment One 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 49.
Delivery era
$645 vs $519
Per foot, 1980-or-later against pre-1940, twenty-four months.
Band concentration
15.0 months
Supply in $1.5M–$2M: 15 for sale against 12 sales a year.
East / west pace
74 vs 58 days
SW 12th–17th Avenues against 18th–27th, twenty-four months.
Under contract
14 homes
Median asking $942,500, a median 48 days to contract.
Cohort and vintage figures cover the windows named in each note, not August alone; a single month is too thin to split. To see what is on the market today, browse the 62 homes currently for sale in Shenandoah.
The Closings Every sale, August 2026
| Address | Sold price | $/sq ft | % of original ask | Days on market | Closed |
|---|---|---|---|---|---|
| 1366 SW 15th St | $2,350,000 | $797 | 91% | 236 | Aug 2026 |
| 2225 SW 18th Ave | $2,350,000 | $630 | 91% | 90 | Aug 2026 |
| 2153 SW 13th St | $1,520,000 | $531 | 102% | 5 | Aug 2026 |
| 2212 SW 22nd Ave | $1,050,000 | $611 | 100% | 50 | Aug 2026 |
| 1735 SW 15th St | $1,000,000 | $438 | 87% | 84 | Aug 2026 |
| 2110 SW 15th St | $860,000 | $624 | 96% | 47 | Aug 2026 |
| 2257 SW 11th St | $695,000 | $463 | 87% | 39 | Aug 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 49 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 — 3.7 months of supply and two-month sales. The $1.5M–$2M band is carrying 15 active listings against 12 sales a year: twenty-eight months of supply.
- 3Within the same blocks, buyers paid $645 per square foot for post-1980 construction against $519 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 64 days at 92% 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 Transactions Public 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 64 days at 92% 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 15 homes stand against the pace of 12 sales a year and the median closing took 80 days. Below $1M that leverage does not exist: 3.7 months of supply and a median 50 days.
For Sellers
The 67 homes that never touched their launch price closed at 96% of it in 24 days. The 49 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
93 houses and townhouses leased over the same twelve months at a median $4,400 a month, in a median 46 days — the standing alternative for an owner weighing whether to hold.
What Would Change This Read Conditions, not forecasts
The $1.5M–$2M band clears
15 listings currently stand against 12 sales a year. Absorption in that band is what moves the 15.0-month supply figure, and the segment’s 6.4-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 — 130 against 116 sold — is the figure that moves first.
Delivered new construction
Post-1980 product sold at $645 per square foot against $519 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.
Citing This Data
Figures may be cited with attribution: Shenandoah Miami — Gatien Salaun, Coldwell Banker Realty (shenandoahmiami.com), with the data window stated. The derived aggregates behind every report are published in machine-readable form at /data/shenandoah.json and regenerate with each monthly refresh. That file carries market aggregates only; individual MLS listing records are not redistributed.
Monthly Archive 35 months
All 35 months, October 2023 → August 2026 →
A written valuation, not an estimate
The report prices the segment; a written valuation prices the address — its zoning layer, its plat, its vintage, and the price-cut history of its own comparable pool — on the same data this report publishes.