MEDIAN SALE PRICE
$1.01M
▲ 10.7% YoY
MEDIAN $/SF
$555
▼ 11.5% YTD
ACTIVE INVENTORY
75
for sale
SOLD VS. ORIGINAL ASK
93.0%
NEW95.9% of final list
DAYS TO CONTRACT
36
NEW72 to close
MARKET PULSE
0.21
Buyer's market
MEDIAN SALE PRICE OVER TIME
MARKET PULSE
shenandoah-miami-dade-1277
BUYER'S ADVANTAGE
Today 0.21 · Miami 0.17
MARKET SUMMARY · 12 MONTHS
| Median sale price | $1.01M | |
| Median $/SF | $555 | |
| Median days on market | 67 | |
| Total sales (12mo) | 111 | |
| New listings (12mo) | 213 | |
| Sold ÷ original ask NEW | 93.0% | |
| Sold ÷ final list price NEW | 95.9% | |
| Sold below original ask NEW | 85% | |
| Median days to contract NEW | 36 | |
| Median days to close NEW | 72 | |
| How buyers paid NEW | 52% cash · 43% fin. · 6% n/d | |
| Months of supply | — | 8.1 |
| Sale-to-just-value COUNTY | — | 1.28× |
| Owner-occupied COUNTY | — | 56.8% |
TIER HEALTH · NEW VS. ABSORBED
| TIER | MEDIAN | NEW | ABS. | BALANCE |
| $2–5M | $2.29M | 1 | — | BUILDING |
| $1–2M | $1.35M | 7 | 4 | BUILDING 1.8:1 |
| Under $1M | $615K | 10 | 3 | BUILDING 3.3:1 |
Fixed tiers per §2.2b · new = listed 30d · absorbed = closed 30d.
TIME TO SELL · LISTING TO CLOSING
NEW36
days, listing → contract
30
days, contract → closing
72
days, listing → closing
| Condos & townhomes · 18 | 57 days to contract · 81 to close · 92.9% of original ask |
| Single-family · 92 | 32 days to contract · 65 to close · 93.0% of original ask |
How long homes took to go under contract
Medians of 110 closed sales, Nov 2025 – Oct 2026. Days are counted from the listing date.
HOW BUYERS PAID
NEW55%
cash share of disclosed sales
Financing reported on 95% of sales (104 of 110).
Cash: paid entirely in cash. Financed: any mortgage or loan, including a mix of cash and loan. Not disclosed: payment method not reported, or reported only as “Other” / 1031 exchange. 110 closed sales of homes, Nov 2025 – Oct 2026.
WHAT LISTING SITES CAN'T SEE PUBLIC RECORDS · RECORDED DEEDS
56.8%
Owner-occupied (homestead) COUNTY
1.28×
Sale-to-just-value ratio COUNTY
37.8%
Homes sold, 10-yr COUNTY
-11.5%
Appreciation YTD · $/SF CLOSED SALES
Appreciation YTD compares the median price per square foot of closed sales so far this year against the same period last year. Price per square foot rather than median price, because a median price moves with which homes sold — over this span South Beach ran +1.9% on median price but −4.3% per square foot. Effective tax rate: modeling in progress — the county roll carries no millage field, so we show “—” rather than an estimate.
CONDO BUILDINGS IN SHENANDOAH
Most active buildings by for-sale inventory · full building directory →
Monthly market report for Shenandoah → · Miami-Dade County market →
MARKET NARRATIVE
The for-sale market in Shenandoah, Miami, is carrying 75 active listings this week at a median list price of $1,050,000. Fresh supply arrived over the past month — 18 new listings — against 16 pending sales, putting the market pulse at 0.21, a buyer's market. Homes are taking a median of 63 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 $1.01M over the trailing 90 days, and the median list price is $1,050,000.
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 0.21; readings at or above 0.60 favor sellers and below 0.40 favor buyers.
How many homes are for sale in Shenandoah?
There are 75 active for-sale listings in Shenandoah as of snapshot 2026-W45, updated weekly.
How long do homes take to sell in Shenandoah?
Homes in Shenandoah spend a median of 67 days on market.
What is the price per square foot in Shenandoah?
The median list price per square foot in Shenandoah is $555.
What share of Shenandoah homes are owner-occupied?
About 56.8% of homes in surrounding Miami-Dade County are owner-occupied (homestead), per public property records — the county-level figure is shown because homestead data isn't published at the neighborhood level.
How often do homes sell in Shenandoah?
About 37.8% of homes in surrounding Miami-Dade County have changed hands over the past decade — roughly 3.8% per year — based on qualified arm's-length sales in public deed records. The county figure is shown because deed-level turnover isn't computed at the neighborhood level.
How long do homeowners typically own in Shenandoah?
Homeownership in Miami-Dade County skews long-term: only about 38% of homes had a qualified sale in the past decade, so roughly 62% of owners have held 10+ years, per public deed records.
Are home prices in Shenandoah rising or falling?
The median sale price in Shenandoah is $1.01M, up 10.7% year over year and the median price per square foot is up 2.8%. Figures compare the trailing 90 days to the same period a year earlier.
How much housing inventory does Shenandoah have?
Shenandoah has about 8.1 months of supply — active for-sale listings divided by the average monthly pace of closed sales over the trailing 12 months. Below roughly six months typically favors sellers; above it favors buyers.
Every figure above appears elsewhere on this page · snapshot 2026-W45.