Market Intelligence Report
Shenandoah market report What did Shenandoah, Miami homes sell for in September 2026?
Houses & townhouses · September 2026 · No. 38
Prepared by
Gatien Salaun
Real estate advisor · Coldwell Banker Realty
Direct answer: 5 houses closed in Shenandoah in September 2026, from $390,000 to $1,800,000, median $825,000. 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 September 28, 2026 · Updated monthly
Scorecard How did Shenandoah houses and townhouses do this month?
September 2026
$825,000
Median sale price across 5 closings, $390,000 to $1,800,000.
Seller’s · Under $750k Balanced · $750k–$1M Buyer’s · $1M and up
| Measure | 12 mo to September 28, 2026 | Prior 12 mo |
|---|---|---|
| Closed sales | 113 | 116 |
| Median price | $930,000 | $918,000 |
| Per sq ft | $545 | $565 |
| Days on market | 62 | 70 |
| Sale to original list | 93% | 93% |
| At or above final ask | 22% | 16% |
| For sale now | 62 | — |
| Months of supply | 6.6 | — |
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.
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 — $402 to $723 per square foot across 5 closings. The quickest sales closed in a median 8 days; the slowest carried 272. Condition and launch price did the sorting. The month’s median reflects which homes happened to close, not a step-change in the neighborhood.
What is a square foot selling for in Shenandoah, Miami, month by month?
| Month | Sold | Median $/sq ft |
|---|---|---|
| September 2026 | 5 | $606 |
| August 2026 | 7 | $611 |
| July 2026 | 12 | $500 |
| June 2026 | 8 | $642 |
| May 2026 | 10 | $523 |
| April 2026 | 11 | $619 |
| March 2026 | 11 | $435 |
| February 2026 | 10 | $506 |
| January 2026 | 6 | $474 |
| December 2025 | 11 | $634 |
| November 2025 | 5 | Fewer than 5 sales with a recorded size |
| October 2025 | 16 | $540 |
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. Totals and medians only, no client names or addresses. Properties counted were listed or sold by various MLS participants, not necessarily by Gatien Salaun or Coldwell Banker Realty.
By age · last 24 months
Do newer houses sell for more per square foot?
In Shenandoah, Miami, a gap of $142 a square foot between houses built before 1940 and houses built 1980 or later.
By side · last 24 months
Does the west side sell faster?
Median days to contract on each side of SW 17th Ave in Shenandoah, Miami: 124 sales west, 105 east.
Inside the numbers Which Shenandoah price ranges moved, and which didn’t?
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 87%
Same two cohorts, 67 homes against 46.
Delivery era
$651 vs $509
Per foot, 1980-or-later against pre-1940, twenty-four months.
Band concentration
12.9 months
Supply in $1.5M–$2M: 15 for sale against 14 sales a year.
East / west pace
74 vs 61 days
SW 12th–17th Avenues against 18th–27th, twenty-four months.
Under contract
19 homes
Median asking $932,000, a median 46 days to contract.
Cohort and vintage figures cover the windows named in each note, not September 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 Which Shenandoah homes sold this month, and for how much?
| Address | Sold price | $/sq ft | % of original ask | Days on market | Closed |
|---|---|---|---|---|---|
| 2434 SW 19th St | $1,800,000 | $723 | 95% | 272 | Sep 2026 |
| 1746 SW 21st Ter | $1,710,000 | $652 | 95% | 42 | Sep 2026 |
| 1233 SW 13th St | $825,000 | $606 | 97% | 7 | Sep 2026 |
| 1828 SW 18th St | $730,000 | $418 | 101% | 4 | Sep 2026 |
| 1910 SW 17th Ave | $390,000 | $402 | 99% | 8 | Sep 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.
This month What happened in the Shenandoah market this month?
- 1The launch price is the decision that matters. The 46 homes that repriced didn’t just take 89 extra days — they surrendered 9 points of the original ask along the way.
- 2$750k–$1M is the neighborhood’s clearing price — 4.9 months of supply and two-month sales. The $1.5M–$2M band is carrying 15 active listings against 14 sales a year: about 12.9 months of supply.
- 3Within the same blocks, buyers paid $651 per square foot for post-1980 construction against $509 for the pre-1940 stock — a 28% 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 62 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.
The drivers What is moving the Shenandoah market?
Inventory concentration
A seller entering the $1.5M–$2M band competes with 12.9 months 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 87% 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 sales Which public works and planning decisions affect Shenandoah?
Development Construction and infrastructure near Shenandoah.
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 Zoning and neighborhood planning in Shenandoah.
Mostly T3-R, with T3-O pockets
Most of Shenandoah is zoned T3-R (single-family); a minority of lots are T3-O, the only zone that allows a duplex as of right. Check each property on the City of Miami zoning map; legal use is 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.
Bottom line What does this month mean for Shenandoah prices?
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 62 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
For you What should Shenandoah buyers and sellers take from this month?
For Buyers
The leverage sits above $1.5M, where 15 homes stand against the pace of 14 sales a year and the median closing took 80 days. Below $1M that leverage does not exist: 4.9 months of supply and a median 58 days.
For Sellers
The 67 homes that never touched their launch price closed at 96% of it in 24 days. The 46 that repriced closed at 87% of their original number after 113. The first number on the listing did more work than everything that followed it.
For Owners Not Selling
92 houses and townhouses leased over the same twelve months at a median $4,375 a month, in a median 46 days — the standing alternative for an owner weighing whether to hold.
What would change it Which conditions would change this reading of the Shenandoah market?
The $1.5M–$2M band clears
15 listings currently stand against 14 sales a year. Absorption in that band is what moves the 12.9-month supply figure, and the segment’s 6.6-month average with it.
Launch pricing tightens
The 96%-against-87% 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 — 124 against 113 sold — is the figure that moves first.
Delivered new construction
Post-1980 product sold at $651 per square foot against $509 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 How can this Shenandoah market data be cited?
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.
Archive Every past monthly Shenandoah market report.
All 38 months, August 2023 → September 2026 →
Know your number A written valuation, not an automated 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.