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MONTHLY MARKET REPORT
Shenandoah Miami Real Estate Market Update: February 2026
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.
In February 2026, the Shenandoah, Miami single-family market recorded 19 new listings, 15 homes going under contract and 10 closed sales, with a median sale price of $884,000 and a median of $506 per square foot.
February 2026 Shenandoah Real Estate at a Glance
Single-family homes Ā· Southeast Florida MLS Ā· Change vs. February 2025
MEDIAN SALE PRICE
$884,000
āĀ 3% vs. Feb 2025
MEDIAN SOLD $ / SQ. FT.
$506
āĀ 13% vs. Feb 2025
MEDIAN DAYS ON MARKET
63
āĀ 39% vs. Feb 2025
SOLD AFTER PRICE REDUCTION
50%
āĀ 12Ā pts vs. Feb 2025
MONTHS OF INVENTORY
5.4 months
āĀ 0.8Ā months vs. Feb 2025
Months of inventory estimates how long it would take to sell the homes currently available at the recent pace of sales. We calculate it by dividing active listings at month-end by the average number of monthly closings over the previous 12 months. Lower inventory generally indicates tighter supply; higher inventory indicates more supply relative to demand.
48 active listings Ć· 8.92 average monthly sales = 5.4 months
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MARKET ACTIVITY
19
New Listings
āĀ 4 vs. Feb 2025
15
Homes Went Under Contract
āĀ 7 vs. Feb 2025
10
Closed Sales
āĀ 2 vs. Feb 2025
93.9%
Sold vs. Original List Price
96.3%
Sold vs. Final List Price
Year to date: $17.0 million in Shenandoah single-family sales, JanuaryāFebruary 2026, up 38.0% from the same period in 2025.
The Year in Review
Review
The Last 12 Months in Shenandoah
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FEATURED SHENANDOAH CLOSING
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FEATURED SHENANDOAH CLOSING
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FEATURED SHENANDOAH CLOSING
Featured closing
Sold by Jorge Fernandez
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Market Snapshot
Snapshot
How the Year Compared
SHENANDOAH SINGLE-FAMILY
PRIOR
YEAR
CHANGE
SHENANDOAH SINGLE-FAMILY
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PRIOR
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YEAR
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CHANGE
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Month by Month
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MONTH
SALES
MEDIAN PRICE
$ / SQ. FT.
MEDIAN DOM
SOLD VS. ORIG. LIST
MONTH
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SALES
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MEDIAN PRICE
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$ / SQ. FT.
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MEDIAN DOM
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SOLD VS. ORIG. LIST
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Closed Sales by Month
Where Homes Sold: Price Ranges
Existing Homes vs. New Construction
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HOME TYPE
SALES
MEDIAN PRICE
$ / SQ. FT.
MEDIAN DOM
HOME TYPE
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SALES
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MEDIAN PRICE
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$ / SQ. FT.
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MEDIAN DOM
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Every Shenandoah Closed Sale, February 2026
10 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
1344 SW 18th St.
CLOSED PRICE
$1,450,000
$ / LIVING SQ. FT.
$508
BEDS / BATHS
3 / 3
LIVING SQ. FT.
2,857
LOT SQ. FT.
6,540
DAYS ON MARKET
166
SOLD VS. ORIGINAL LIST
97.3%
CLOSING DATE
Feb 26
ADDRESS
1729 SW 12th St.
CLOSED PRICE
$1,160,000
$ / LIVING SQ. FT.
$566
BEDS / BATHS
3 / 2
LIVING SQ. FT.
2,050
LOT SQ. FT.
5,900
DAYS ON MARKET
15
SOLD VS. ORIGINAL LIST
92.8%
CLOSING DATE
Feb 10
ADDRESS
2498 SW 19th Ter.
CLOSED PRICE
$1,125,000
$ / LIVING SQ. FT.
$536
BEDS / BATHS
4 / 2
LIVING SQ. FT.
2,098
LOT SQ. FT.
6,903
DAYS ON MARKET
6
SOLD VS. ORIGINAL LIST
95.7%
CLOSING DATE
Feb 17
ADDRESS
1776 SW 11th Ter.
CLOSED PRICE
$945,000
$ / LIVING SQ. FT.
$505
BEDS / BATHS
3 / 2
LIVING SQ. FT.
1,870
LOT SQ. FT.
5,900
DAYS ON MARKET
108
SOLD VS. ORIGINAL LIST
95.0%
CLOSING DATE
Feb 27
ADDRESS
2039 SW 17th St.
CLOSED PRICE
$885,000
$ / LIVING SQ. FT.
$419
BEDS / BATHS
3 / 3
LIVING SQ. FT.
2,110
LOT SQ. FT.
6,380
DAYS ON MARKET
327
SOLD VS. ORIGINAL LIST
77.0%
CLOSING DATE
Feb 5
ADDRESS
1338 SW 14th St.
CLOSED PRICE
$883,000
$ / LIVING SQ. FT.
$432
BEDS / BATHS
4 / 3
LIVING SQ. FT.
2,043
LOT SQ. FT.
7,500
DAYS ON MARKET
94
SOLD VS. ORIGINAL LIST
90.6%
CLOSING DATE
Feb 19
ADDRESS
1512 SW 14th Ter.
CLOSED PRICE
$825,000
$ / LIVING SQ. FT.
$339
BEDS / BATHS
3 / 3
LIVING SQ. FT.
2,433
LOT SQ. FT.
8,175
DAYS ON MARKET
139
SOLD VS. ORIGINAL LIST
68.8%
CLOSING DATE
Feb 6
ADDRESS
1780 SW 21st St.
CLOSED PRICE
$785,000
$ / LIVING SQ. FT.
$633
BEDS / BATHS
2 / 1
LIVING SQ. FT.
1,240
LOT SQ. FT.
6,122
DAYS ON MARKET
7
SOLD VS. ORIGINAL LIST
102.1%
CLOSING DATE
Feb 9
ADDRESS
2271 SW 11th St.
CLOSED PRICE
$625,000
$ / LIVING SQ. FT.
$567
BEDS / BATHS
2 / 1
LIVING SQ. FT.
1,103
LOT SQ. FT.
5,850
DAYS ON MARKET
31
SOLD VS. ORIGINAL LIST
100.0%
CLOSING DATE
Feb 2
ADDRESS
1781 SW 13th St.
CLOSED PRICE
$620,000
$ / LIVING SQ. FT.
$350
BEDS / BATHS
4 / 3
LIVING SQ. FT.
1,769
LOT SQ. FT.
5,900
DAYS ON MARKET
32
SOLD VS. ORIGINAL LIST
63.3%
CLOSING DATE
Feb 18
ADDRESS
Average
CLOSED PRICE
$930,300
$ / LIVING SQ. FT.
$486
BEDS / BATHS
LIVING SQ. FT.
1,957
LOT SQ. FT.
6,517
DAYS ON MARKET
93
SOLD VS. ORIGINAL LIST
88.3%
CLOSING DATE
ADDRESS
Median
CLOSED PRICE
$884,000
$ / LIVING SQ. FT.
$506
BEDS / BATHS
LIVING SQ. FT.
2,047
LOT SQ. FT.
6,251
DAYS ON MARKET
63
SOLD VS. ORIGINAL LIST
93.9%
CLOSING DATE
Source: Southeast Florida MLS.
How February Compared With January
SHENANDOAH
JAN 2026
FEB 2026
CHANGE
SHENANDOAH
New listings
JAN 2026
14
FEB 2026
19
CHANGE
āĀ 5
SHENANDOAH
Under contract
JAN 2026
12
FEB 2026
15
CHANGE
āĀ 3
SHENANDOAH
Closed sales
JAN 2026
6
FEB 2026
10
CHANGE
āĀ 4
SHENANDOAH
Closed volume
JAN 2026
$7.73M
FEB 2026
$9.30M
CHANGE
āĀ 20.3%
SHENANDOAH
Median sale price
JAN 2026
$885,000
FEB 2026
$884,000
CHANGE
āĀ 0.1%
SHENANDOAH
Median $ / sq. ft.
JAN 2026
$475
FEB 2026
$506
CHANGE
āĀ 6.7%
SHENANDOAH
Median days on market
JAN 2026
70
FEB 2026
63
CHANGE
āĀ 7Ā days
SHENANDOAH
Months of inventory
JAN 2026
5.6
FEB 2026
5.4
CHANGE
āĀ 0.2Ā months
THE LAST 12 MONTHS
The Last 12 Months: A Broader View of Shenandoahās Market
March 2025 ā February 2026 Ā· Single-family homes
Median Sale Price
Monthly median
Median Price per Sq. Ft.
Monthly median
ALL SALES, ROLLING 12 MONTHS
Over the 12 months ending February 2026, 107 Shenandoah single-family homes sold, with a median sale price of $900,000. The median sale price per square foot was $548, and homes spent a median of 59Ā days on the market.
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 This Means If You're Buying or Selling in Shenandoah
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YOUR SHENANDOAH HOME VALUE
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Jorge Fernandez | The Shenandoah Guys | SERHANT.
About This Monthly Market Report
This report analyzes single-family home sales and market activity in Shenandoah, Miami, using Southeast Florida MLS data for the reporting period. Rather than simply reporting the numbers, Jorge Fernandez provides firsthand market analysis and local context to explain the why behind the data, what is driving current market activity, and what it may mean for Shenandoah homeowners, sellers and buyers. Insights are informed by current MLS activity along with firsthand experience listing, marketing, showing and selling homes throughout the neighborhood.
Months of inventory is calculated using active Shenandoah single-family listings at month-end divided by the average monthly closed sales over the trailing 12 months.
REPORTING PERIOD
February 1ā28, 2026
MLS DATA CURRENT AS OF
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PUBLISHED
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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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