Shenandoah Miami Real Estate: 2025 Year in Review

2025 was a year of more choices and more negotiating in Shenandoah, but values held. 105 single-family homes closed, about the same as 108 in 2024. Total sales volume rose 6.1% to $109.1 million, the highest of any year since at least 2016. The median sale price rose 2.4% to $900,000, and the median price per square foot rose 3.2% to $555. That matched Miami-Dade County as a whole, where the single-family median rose 2.3% to $665,000.

Mortgage rates set the tone again. Thirty-year rates passed 7% in mid-January, then eased through most of the year. The Federal Reserve held steady through the summer, then cut rates in September, October and December. By early December, thirty-year rates averaged about 6.2%, near their lowest level of the year. Lower rates helped, but buyers had more homes to choose from and took their time.

More homes came to market. 168 Shenandoah homes were listed for sale, up from 144, and supply rose to roughly 6.8 months from 4.8. Homes took longer to sell, at a median of 68 days on market vs. 48. Nearly half of all sales, 49%, came after a price reduction, up from 36%. Only 16% sold at or above their final asking price, down from 25%. The typical home closed at 91.3% of its original list price. Buyers had real leverage in 2025, and well-priced homes were the ones that moved.

At the same time, our neighborhood’s upper end kept growing. Sales under $750,000 fell again, from 28 to 18. Sales of $2 million and above went from none in 2024 to five. Nine new-construction homes sold at a median of $1,825,000, or $689 per square foot. Yet the year’s top sale was a 1939 home: 1375 SW 17th Terrace sold in October for $2,280,000. Featured below are homes I represented in 2025. 1926 SW 17th Terrace sold in June for $1,000,000, about $801 per square foot. It was the 3rd highest closed sale price per square foot in Shenandoah for 2025 as of the sale date. 2019 SW 17th Terrace sold in June for $925,000, and 2305 SW 19th Terrace sold in October for $910,000.

2025 was a year to celebrate our neighborhood, too. In February, Dr. Paul George led another historic walking tour of Shenandoah as part of the annual Shenandoah Days, organized by the Miami Shenandoah Neighborhood Association. And in October, we were proud to sponsor and take part in both Halloween at Shenandoah Park and the 7th Annual Halloween on Coral Way, organized by the Miami Shenandoah Neighborhood Association and the Silver Bluff Neighborhood Association.