MEDIAN SALE PRICE
$740K
▼ 27.5% YoY
MEDIAN $/SF
$506
▼ 18.5% YoY
ACTIVE INVENTORY
85
for sale
DAYS ON MARKET
100
▲ 2 days YoY
MONTHS OF SUPPLY
12.1
active ÷ 30d sales
MARKET PULSE
0.09
Buyer's market
MEDIAN SALE PRICE OVER TIME
MARKET PULSE
shenandoah-miami-dade-1277
BUYER'S ADVANTAGE
Today 0.09 · Miami 0.17
MARKET SUMMARY · 12 MONTHS
| Median sale price | $740K | |
| Median $/SF | $506 | |
| Median days on market | 100 | |
| Total sales (12mo) | 7 | |
| New listings (12mo) | 11 | |
| Sold ÷ list price | 97.3% | |
| Sold below list | 86% | |
| Sale-to-just-value | — | — |
| Owner-occupied | — | — |
TIER HEALTH · NEW VS. ABSORBED
| TIER | MEDIAN | NEW | ABS. | BALANCE |
| $1–2M | $1.57M | 11 | 2 | BUILDING 5.5:1 |
| Under $1M | $678K | 2 | 5 | SUPPLY-STARVED |
Fixed tiers per §2.2b · new = listed 30d · absorbed = closed 30d.
WHAT LISTING SITES CAN'T SEE PUBLIC RECORDS · RECORDED DEEDS
—
Owner-occupied (homestead)
—
Sale-to-just-value ratio
—
Homes sold, 10-yr
—
Effective tax rate
Median holding period & effective tax rate: modeling in progress — no levy or mortgage field in the county deed records yet, so we show “—” rather than an estimate.
MARKET NARRATIVE
The for-sale market in Shenandoah, Miami, is carrying 85 active listings this week at a median list price of $1,299,000. Fresh supply arrived over the past month — 14 new listings — against 8 pending sales, putting the market pulse at 0.09, a buyer's market. Homes are taking a median of 100 days on market. For context, Miami runs at a 0.17 pulse. If inventory keeps outpacing contracts, buyers gain room to negotiate.
Generated from this week's snapshot · every figure cited appears on this page
FREQUENTLY ASKED · SHENANDOAH
How much do homes cost in Shenandoah?
The median sale price in Shenandoah is $740K over the trailing 90 days, and the median list price is $1,299,000.
Is Shenandoah a buyer's or seller's market?
Shenandoah is currently a buyer's market. Its market pulse — pending sales divided by active listings — is 0.09; readings at or above 0.60 favor sellers and below 0.40 favor buyers.
How many homes are for sale in Shenandoah?
There are 85 active for-sale listings in Shenandoah as of snapshot 2026-W32, updated weekly.
How long do homes take to sell in Shenandoah?
Homes in Shenandoah spend a median of 100 days on market.
What is the price per square foot in Shenandoah?
The median list price per square foot in Shenandoah is $506.
Are home prices in Shenandoah rising or falling?
The median sale price in Shenandoah is $740K, down 27.5% year over year and the median price per square foot is down 18.5%. Figures compare the trailing 90 days to the same period a year earlier.
How much housing inventory does Shenandoah have?
Shenandoah has about 12.1 months of supply — active for-sale listings divided by the most recent 30 days of closed sales. Below roughly six months typically favors sellers; above it favors buyers.
Every figure above appears elsewhere on this page · snapshot 2026-W32.