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YEAR IN REVIEW
Shenandoah Miami Real Estate: 2019 Year in Review
By Jorge Fernandez, REALTORĀ®
Market data and analysis from Jorge Fernandez, Shenandoah resident and local real estate market expert, with The Shenandoah Guys at SERHANT.
A full-year look at Shenandoah single-family sales in 2019: prices, pace, negotiating power and how our neighborhoodās market changed compared with 2018.
2019 Shenandoah Real Estate at a Glance
Single-family homes Ā· Southeast Florida MLS Ā· Change vs. 2018
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Months of inventory
Calculation
MEDIAN SALE PRICE
$445,000
āĀ 2.3% vs. 2018
MEDIAN SOLD $ / SQ. FT.
$282
āĀ 7.2% vs. 2018
CLOSED SALES
115
āĀ 6 vs. 2018
TOTAL SALES VOLUME
$52.6M
āĀ 6.3% vs. 2018
SOLD VS. ORIGINAL LIST PRICE
92.4%
āĀ 0.7Ā pts vs. 2018
MEDIAN DAYS ON MARKET
67
āĀ 3Ā days vs. 2018
MARKET ACTIVITY
167
Homes Listed for Sale
āĀ 5 vs. 2018
95.0%
Sold vs. Final List Price
āĀ 1.1Ā pts vs. 2018
50%
Sold After Price Reduction
āĀ 11Ā pts vs. 2018
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Year to date
The 2019 Shenandoah Market in Review
A steady, unhurried market defined Shenandoah in 2019. 115 single-family homes closed, up from 109 in 2018, and total sales volume rose 6.3% to $52.6 million. The median sale price edged up 2.3% to $445,000, while the median price per square foot rose 7.2% to $282.
Mortgage rates gave buyers a tailwind as the year went on. Thirty-year rates started 2019 around 4.5%, then drifted down to about 3.5% by the fall as the Federal Reserve cut its benchmark rate three times, its first cuts since the 2008 financial crisis. South Florida also continued to draw new residents from high-tax states after the 2018 federal cap on state and local tax deductions. Still, demand had not yet caught up with supply, and buyers held the upper hand.
Patience was the theme for buyers. The median home took 67 days to sell, and half of all sales needed at least one price reduction. Only 11% of homes sold at or above asking, and the typical sale closed at 92.4% of the original list price. Activity was concentrated in the summer, with 39 closings from July through September, the busiest quarter of the year. Sellers who priced realistically found buyers; those who tested the market often waited.
The highest sale of the year was 1430 SW 12th Avenue, a 1949 home that sold in June for $806,000, followed by 1511 SW 13th Street at $790,000. Only three homes sold for $750,000 or more. New construction was beginning to appear, with five newly built homes selling at a median of $590,000.
Shenandoah Since 2016: The Long-Term Trend
2016 ā 2019 Ā· single-family homes Ā· one point per year
Median Sale Price
Full-year median, 2016ā2019
Median Price per Sq. Ft.
Full-year median, 2016ā2019
Closed Sales per Year
Single-family homes
Sold vs. Original List Price
Median, as a percent of original asking price
FEATURED SHENANDOAH CLOSING
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FEATURED SHENANDOAH CLOSING
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Market Snapshot
Snapshot
How 2019 Compared With 2018
Shenandoah single-family homes
SHENANDOAH SINGLE-FAMILY
2018
2019
CHANGE
SHENANDOAH SINGLE-FAMILY
Closed sales
2018
109
2019
115
CHANGE
āĀ 6%
SHENANDOAH SINGLE-FAMILY
Total sales volume
2018
$49.5M
2019
$52.6M
CHANGE
āĀ 6.3%
SHENANDOAH SINGLE-FAMILY
Median sold price
2018
$435,000
2019
$445,000
CHANGE
āĀ 2.3%
SHENANDOAH SINGLE-FAMILY
Median original asking price
2018
$475,000
2019
$485,000
CHANGE
āĀ 2.1%
SHENANDOAH SINGLE-FAMILY
Median price / sq. ft.
2018
$263
2019
$282
CHANGE
āĀ 7.2%
SHENANDOAH SINGLE-FAMILY
Sold vs. original list price
2018
93.1%
2019
92.4%
CHANGE
āĀ 0.7Ā pts
SHENANDOAH SINGLE-FAMILY
Sold vs. final list price
2018
96.1%
2019
95.0%
CHANGE
āĀ 1.1Ā pts
SHENANDOAH SINGLE-FAMILY
Median days on market
2018
64
2019
67
CHANGE
āĀ 3Ā days
SHENANDOAH SINGLE-FAMILY
Sales after a price reduction
2018
39%
2019
50%
CHANGE
āĀ 11Ā pts
SHENANDOAH SINGLE-FAMILY
Sold at or above asking
2018
18%
2019
11%
CHANGE
āĀ 7Ā pts
SHENANDOAH SINGLE-FAMILY
Homes listed for sale
2018
162
2019
167
CHANGE
āĀ 3%
SHENANDOAH SINGLE-FAMILY
Months of supply (approx.)
2018
5.7
2019
5.9
CHANGE
About even
SHENANDOAH SINGLE-FAMILY
Listings that sold (approx.)
2018
63%
2019
71%
CHANGE
āĀ 8Ā pts
SHENANDOAH SINGLE-FAMILY
Median living area
2018
1,716 sq. ft.
2019
1,615 sq. ft.
CHANGE
āĀ 6%
SHENANDOAH SINGLE-FAMILY
Median lot size
2018
5,900 sq. ft.
2019
6,052 sq. ft.
CHANGE
āĀ 3%
Approximate figures are estimated from listings that expired or were cancelled without selling; homes relisted and sold within a year are counted as sold.
2019 Month by Month
Swipe sideways to see all columns ā
MONTH
CLOSED SALES
MEDIAN SOLD PRICE
MEDIAN $ / SQ. FT.
MEDIAN DAYS ON MARKET
SOLD VS. ORIGINAL LIST
MONTH
January
CLOSED SALES
9
MEDIAN SOLD PRICE
$476,000
MEDIAN $ / SQ. FT.
$239
MEDIAN DAYS ON MARKET
90
SOLD VS. ORIGINAL LIST
90.0%
MONTH
February
CLOSED SALES
3
MEDIAN SOLD PRICE
$567,500
MEDIAN $ / SQ. FT.
$306
MEDIAN DAYS ON MARKET
51
SOLD VS. ORIGINAL LIST
88.0%
MONTH
March
CLOSED SALES
7
MEDIAN SOLD PRICE
$435,000
MEDIAN $ / SQ. FT.
$291
MEDIAN DAYS ON MARKET
97
SOLD VS. ORIGINAL LIST
94.6%
MONTH
April
CLOSED SALES
5
MEDIAN SOLD PRICE
$360,000
MEDIAN $ / SQ. FT.
$252
MEDIAN DAYS ON MARKET
85
SOLD VS. ORIGINAL LIST
86.7%
MONTH
May
CLOSED SALES
11
MEDIAN SOLD PRICE
$435,000
MEDIAN $ / SQ. FT.
$346
MEDIAN DAYS ON MARKET
48
SOLD VS. ORIGINAL LIST
92.6%
MONTH
June
CLOSED SALES
19
MEDIAN SOLD PRICE
$465,000
MEDIAN $ / SQ. FT.
$304
MEDIAN DAYS ON MARKET
85
SOLD VS. ORIGINAL LIST
92.4%
MONTH
July
CLOSED SALES
20
MEDIAN SOLD PRICE
$440,000
MEDIAN $ / SQ. FT.
$264
MEDIAN DAYS ON MARKET
54
SOLD VS. ORIGINAL LIST
89.7%
MONTH
August
CLOSED SALES
8
MEDIAN SOLD PRICE
$432,500
MEDIAN $ / SQ. FT.
$273
MEDIAN DAYS ON MARKET
76
SOLD VS. ORIGINAL LIST
89.2%
MONTH
September
CLOSED SALES
11
MEDIAN SOLD PRICE
$427,000
MEDIAN $ / SQ. FT.
$285
MEDIAN DAYS ON MARKET
24
SOLD VS. ORIGINAL LIST
93.9%
MONTH
October
CLOSED SALES
5
MEDIAN SOLD PRICE
$510,000
MEDIAN $ / SQ. FT.
$261
MEDIAN DAYS ON MARKET
33
SOLD VS. ORIGINAL LIST
95.5%
MONTH
November
CLOSED SALES
10
MEDIAN SOLD PRICE
$427,500
MEDIAN $ / SQ. FT.
$341
MEDIAN DAYS ON MARKET
49
SOLD VS. ORIGINAL LIST
92.4%
MONTH
December
CLOSED SALES
7
MEDIAN SOLD PRICE
$487,000
MEDIAN $ / SQ. FT.
$290
MEDIAN DAYS ON MARKET
52
SOLD VS. ORIGINAL LIST
95.5%
Closed Sales by Month
2019 Ā· single-family homes
Where Homes Sold: Price Ranges
Closed single-family sales by price range, 2018 vs. 2019
Existing Homes vs. New Construction
Swipe sideways to see all columns ā
HOME TYPE
SALES
MEDIAN PRICE
$ / SQ. FT.
MEDIAN DOM
HOME TYPE
Built before 1960
SALES
100
MEDIAN PRICE
$442,500
$ / SQ. FT.
$283
MEDIAN DOM
60
HOME TYPE
Built 1960ā2015
SALES
10
MEDIAN PRICE
$432,500
$ / SQ. FT.
$237
MEDIAN DOM
60
HOME TYPE
New construction (2016ā2019)
SALES
5
MEDIAN PRICE
$590,000
$ / SQ. FT.
$371
MEDIAN DOM
167
Shenandoah Closed Sales, 2019
115 single-family sales Ā· highest price first
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ADDRESS
CLOSED PRICE ā¼
$ / LIVING SQ. FT.
BEDS / BATHS
LIVING SQ. FT.
LOT SQ. FT.
DAYS ON MARKET
SOLD VS. ORIGINAL LIST
CLOSING DATE
ADDRESS
1430 SW 12th Ave.
CLOSED PRICE
$806,000
$ / LIVING SQ. FT.
$304
BEDS / BATHS
4 / 3
LIVING SQ. FT.
2,654
LOT SQ. FT.
9,525
DAYS ON MARKET
85
SOLD VS. ORIGINAL LIST
88.6%
CLOSING DATE
Jun 21
ADDRESS
1511 SW 13th St.
CLOSED PRICE
$790,000
$ / LIVING SQ. FT.
$409
BEDS / BATHS
3 / 2
LIVING SQ. FT.
1,931
LOT SQ. FT.
8,625
DAYS ON MARKET
98
SOLD VS. ORIGINAL LIST
94.6%
CLOSING DATE
Jun 5
ADDRESS
1421 SW 13th St.
CLOSED PRICE
$760,000
$ / LIVING SQ. FT.
$429
BEDS / BATHS
4 / 4
LIVING SQ. FT.
1,771
LOT SQ. FT.
6,920
DAYS ON MARKET
7
SOLD VS. ORIGINAL LIST
95.6%
CLOSING DATE
Mar 12
ADDRESS
1795 SW 12th St.
CLOSED PRICE
$735,000
$ / LIVING SQ. FT.
$228
BEDS / BATHS
4 / 4
LIVING SQ. FT.
3,228
LOT SQ. FT.
12,626
DAYS ON MARKET
149
SOLD VS. ORIGINAL LIST
92.0%
CLOSING DATE
Jun 4
ADDRESS
1830 SW 18th Ave.
CLOSED PRICE
$720,000
$ / LIVING SQ. FT.
$385
BEDS / BATHS
3 / 2.5
LIVING SQ. FT.
1,869
LOT SQ. FT.
5,616
DAYS ON MARKET
234
SOLD VS. ORIGINAL LIST
93.6%
CLOSING DATE
Jun 3
ADDRESS
2023 SW 14th Ter.
CLOSED PRICE
$695,000
$ / LIVING SQ. FT.
$378
BEDS / BATHS
3 / 2.5
LIVING SQ. FT.
1,839
LOT SQ. FT.
7,150
DAYS ON MARKET
87
SOLD VS. ORIGINAL LIST
93.9%
CLOSING DATE
Sept 19
ADDRESS
1775 SW 16th Ave.
CLOSED PRICE
$685,000
$ / LIVING SQ. FT.
BEDS / BATHS
3 / 2
LIVING SQ. FT.
LOT SQ. FT.
8,580
DAYS ON MARKET
15
SOLD VS. ORIGINAL LIST
96.5%
CLOSING DATE
Jan 4
ADDRESS
2301 SW 20th St.
CLOSED PRICE
$675,000
$ / LIVING SQ. FT.
$370
BEDS / BATHS
5 / 3
LIVING SQ. FT.
1,825
LOT SQ. FT.
11,550
DAYS ON MARKET
72
SOLD VS. ORIGINAL LIST
91.3%
CLOSING DATE
Mar 1
ADDRESS
1750 SW 20th Ave.
CLOSED PRICE
$645,000
$ / LIVING SQ. FT.
$259
BEDS / BATHS
3 / 3
LIVING SQ. FT.
2,495
LOT SQ. FT.
8,089
DAYS ON MARKET
152
SOLD VS. ORIGINAL LIST
86.1%
CLOSING DATE
Jul 23
ADDRESS
1695 SW 18th St.
CLOSED PRICE
$645,000
$ / LIVING SQ. FT.
$502
BEDS / BATHS
3 / 2
LIVING SQ. FT.
1,286
LOT SQ. FT.
9,295
DAYS ON MARKET
144
SOLD VS. ORIGINAL LIST
89.6%
CLOSING DATE
Jul 3
ADDRESS
1831 SW 16th Ave.
CLOSED PRICE
$635,000
$ / LIVING SQ. FT.
$376
BEDS / BATHS
3 / 3
LIVING SQ. FT.
1,690
LOT SQ. FT.
8,100
DAYS ON MARKET
21
SOLD VS. ORIGINAL LIST
91.4%
CLOSING DATE
Feb 28
ADDRESS
2042 SW 14th Ter.
CLOSED PRICE
$625,000
$ / LIVING SQ. FT.
$379
BEDS / BATHS
3 / 2
LIVING SQ. FT.
1,651
LOT SQ. FT.
8,750
DAYS ON MARKET
6
SOLD VS. ORIGINAL LIST
CLOSING DATE
Jul 18
ADDRESS
2425 SW 21st Ter.
CLOSED PRICE
$610,000
$ / LIVING SQ. FT.
$321
BEDS / BATHS
4 / 2
LIVING SQ. FT.
1,898
LOT SQ. FT.
6,100
DAYS ON MARKET
33
SOLD VS. ORIGINAL LIST
98.4%
CLOSING DATE
Oct 11
ADDRESS
1664 SW 13th St.
CLOSED PRICE
$600,000
$ / LIVING SQ. FT.
$198
BEDS / BATHS
5 / 3
LIVING SQ. FT.
3,026
LOT SQ. FT.
5,900
DAYS ON MARKET
318
SOLD VS. ORIGINAL LIST
83.4%
CLOSING DATE
Jun 11
ADDRESS
2485 SW 19th Ter.
CLOSED PRICE
$590,000
$ / LIVING SQ. FT.
$371
BEDS / BATHS
4 / 3.5
LIVING SQ. FT.
1,591
LOT SQ. FT.
6,490
DAYS ON MARKET
31
SOLD VS. ORIGINAL LIST
95.0%
CLOSING DATE
Aug 30
ADDRESS
2230 SW 19th Ter.
CLOSED PRICE
$580,000
$ / LIVING SQ. FT.
$310
BEDS / BATHS
4 / 3
LIVING SQ. FT.
1,868
LOT SQ. FT.
6,363
DAYS ON MARKET
212
SOLD VS. ORIGINAL LIST
81.7%
CLOSING DATE
Jan 14
ADDRESS
1250 SW 16th St.
CLOSED PRICE
$580,000
$ / LIVING SQ. FT.
$262
BEDS / BATHS
4 / 2
LIVING SQ. FT.
2,218
LOT SQ. FT.
DAYS ON MARKET
104
SOLD VS. ORIGINAL LIST
95.9%
CLOSING DATE
Oct 25
ADDRESS
1721 SW 11th St.
CLOSED PRICE
$577,500
$ / LIVING SQ. FT.
$372
BEDS / BATHS
4 / 2
LIVING SQ. FT.
1,552
LOT SQ. FT.
5,900
DAYS ON MARKET
21
SOLD VS. ORIGINAL LIST
98.7%
CLOSING DATE
Jul 18
ADDRESS
1745 SW 15th St.
CLOSED PRICE
$575,000
$ / LIVING SQ. FT.
$369
BEDS / BATHS
4 / 2
LIVING SQ. FT.
1,560
LOT SQ. FT.
5,250
DAYS ON MARKET
2
SOLD VS. ORIGINAL LIST
95.8%
CLOSING DATE
Jan 18
ADDRESS
1731 SW 14th St.
CLOSED PRICE
$575,000
$ / LIVING SQ. FT.
$343
BEDS / BATHS
4 / 3
LIVING SQ. FT.
1,675
LOT SQ. FT.
6,350
DAYS ON MARKET
17
SOLD VS. ORIGINAL LIST
100.0%
CLOSING DATE
Jun 7
ADDRESS
2614 SW 13th St.
CLOSED PRICE
$570,000
$ / LIVING SQ. FT.
$269
BEDS / BATHS
3 / 2.5
LIVING SQ. FT.
2,121
LOT SQ. FT.
9,198
DAYS ON MARKET
205
SOLD VS. ORIGINAL LIST
89.8%
CLOSING DATE
Jul 19
ADDRESS
1749 SW 14th Ter.
CLOSED PRICE
$567,500
$ / LIVING SQ. FT.
$306
BEDS / BATHS
3 / 2.5
LIVING SQ. FT.
1,854
LOT SQ. FT.
5,150
DAYS ON MARKET
215
SOLD VS. ORIGINAL LIST
88.0%
CLOSING DATE
Feb 27
ADDRESS
2520 SW 13th St.
CLOSED PRICE
$544,000
$ / LIVING SQ. FT.
$299
BEDS / BATHS
5 / 3
LIVING SQ. FT.
1,821
LOT SQ. FT.
6,900
DAYS ON MARKET
167
SOLD VS. ORIGINAL LIST
93.0%
CLOSING DATE
Dec 4
ADDRESS
2110 SW 13th St.
CLOSED PRICE
$530,000
$ / LIVING SQ. FT.
$214
BEDS / BATHS
4 / 3
LIVING SQ. FT.
2,476
LOT SQ. FT.
DAYS ON MARKET
156
SOLD VS. ORIGINAL LIST
94.6%
CLOSING DATE
Mar 19
ADDRESS
2472 SW 15th St.
CLOSED PRICE
$525,000
$ / LIVING SQ. FT.
$262
BEDS / BATHS
3 / 2
LIVING SQ. FT.
2,007
LOT SQ. FT.
7,400
DAYS ON MARKET
48
SOLD VS. ORIGINAL LIST
87.6%
CLOSING DATE
May 16
ADDRESS
All 115 sales Ā· median
CLOSED PRICE
$445,000
$ / LIVING SQ. FT.
$282
BEDS / BATHS
LIVING SQ. FT.
1,615
LOT SQ. FT.
6,052
DAYS ON MARKET
67
SOLD VS. ORIGINAL LIST
92.4%
CLOSING DATE
Source: Southeast Florida MLS.
How the Month Compared
SHENANDOAH
PRIOR
MONTH
CHANGE
SHENANDOAH
ā
PRIOR
ā
MONTH
ā
CHANGE
ā
THE LAST 12 MONTHS
The Last 12 Months in Shenandoah
Chart
Chart
ALL SALES, ROLLING 12 MONTHS
Rolling 12-month figures are calculated from closed MLS sales.
The charts illustrate monthly price fluctuations, while the rolling 12-month figures reflect all qualifying closed sales during the period, providing a broader perspective on Shenandoahās market.
What 2019 Means for Buyers and Sellers in Shenandoah
SELLERS
For sellers, 2019 called for patience and realistic pricing. Homes priced in line with recent sales found buyers, while those that tested the market often needed reductions.
BUYERS
For buyers, 2019 offered choice and time. With falling mortgage rates and room to negotiate, it was a favorable year to buy in Shenandoah.
Text
YOUR SHENANDOAH HOME VALUE
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Jorge Fernandez | The Shenandoah Guys | SERHANT.
About This Year in Review
This report analyzes single-family home sales and market activity in Shenandoah, Miami, for calendar year 2019, using Southeast Florida MLS data. Jorge Fernandez provides firsthand market analysis and local context to explain the why behind the data and what it means for Shenandoah homeowners, sellers and buyers.
REPORTING PERIOD
January 1 ā December 31, 2019
MLS DATA CURRENT AS OF
ā
PUBLISHED
ā
DATA SOURCE
Southeast Florida MLS
Condominium and townhome sales are not included. Sales referenced may include properties in which Jorge Fernandez/The Shenandoah Guys at SERHANT. Florida LLC did not represent the buyer or seller. Information is provided for market analysis purposes.
REPORT PREPARED BY
Jorge Fernandez, REALTORĀ®
The Shenandoah Guys | SERHANT. Florida
Professional Recognition & Designations
2026 RealTrends Verified | Top 1.5% Nationwide
Certified Luxury Home Marketing Specialist (CLHMSā¢) | Million Dollar GUILDā¢
Master Brokers Forum | Advisory Board
Local Expertise
Miami Native | 21+ Years of Real Estate Experience | 10-Year Shenandoah Resident
Florida Real Estate License #SL3158278
Florida Real Estate License #SL3158278
The Shenandoah Guys | SERHANT. Florida
Miami Native | 21+ Years of Real Estate Experience | 10-Year Shenandoah Resident
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