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MONTHLY MARKET REPORT
Shenandoah Miami Real Estate Market Update: July 2025
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 July 2025, the Shenandoah, Miami single-family market recorded 14 new listings, 10 homes going under contract and 11 closed sales, with a median sale price of $900,000 and a median of $536 per square foot.
July 2025 Shenandoah Real Estate at a Glance
Single-family homes Ā· Southeast Florida MLS Ā· Change vs. July 2024
MEDIAN SALE PRICE
$900,000
āĀ 11% vs. Jul 2024
MEDIAN SOLD $ / SQ. FT.
$536
āĀ 12% vs. Jul 2024
MEDIAN DAYS ON MARKET
34
āĀ 17% vs. Jul 2024
SOLD AFTER PRICE REDUCTION
55%
āĀ 25Ā pts vs. Jul 2024
MONTHS OF INVENTORY
7.3 months
āĀ 2.8Ā months vs. Jul 2024
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.
61 active listings Ć· 8.33 average monthly sales = 7.3 months
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MARKET ACTIVITY
14
New Listings
āĀ 3 vs. Jul 2024
10
Homes Went Under Contract
āĀ 5 vs. Jul 2024
11
Closed Sales
āĀ 1 vs. Jul 2024
86.5%
Sold vs. Original List Price
93.8%
Sold vs. Final List Price
Year to date: $58.9 million in Shenandoah single-family sales, JanuaryāJuly 2025, down 10.4% from the same period in 2024.
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
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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, July 2025
11 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
2341 SW 16th Ter.
CLOSED PRICE
$1,550,000
$ / LIVING SQ. FT.
$575
BEDS / BATHS
4 / 4.5
LIVING SQ. FT.
2,694
LOT SQ. FT.
5,450
DAYS ON MARKET
132
SOLD VS. ORIGINAL LIST
93.9%
CLOSING DATE
Jul 9
ADDRESS
1267 SW 19th St.
CLOSED PRICE
$1,505,000
$ / LIVING SQ. FT.
$826
BEDS / BATHS
3 / 2.5
LIVING SQ. FT.
1,822
LOT SQ. FT.
5,928
DAYS ON MARKET
0
SOLD VS. ORIGINAL LIST
94.7%
CLOSING DATE
Jul 14
ADDRESS
1754 SW 14th Ter.
CLOSED PRICE
$1,225,000
$ / LIVING SQ. FT.
$515
BEDS / BATHS
4 / 4
LIVING SQ. FT.
2,379
LOT SQ. FT.
5,250
DAYS ON MARKET
96
SOLD VS. ORIGINAL LIST
98.0%
CLOSING DATE
Jul 11
ADDRESS
1525 SW 12th St.
CLOSED PRICE
$1,200,000
$ / LIVING SQ. FT.
$452
BEDS / BATHS
4 / 4
LIVING SQ. FT.
2,656
LOT SQ. FT.
7,927
DAYS ON MARKET
28
SOLD VS. ORIGINAL LIST
85.7%
CLOSING DATE
Jul 14
ADDRESS
1631 SW 11th St.
CLOSED PRICE
$935,000
$ / LIVING SQ. FT.
$704
BEDS / BATHS
2 / 2
LIVING SQ. FT.
1,328
LOT SQ. FT.
5,900
DAYS ON MARKET
19
SOLD VS. ORIGINAL LIST
95.5%
CLOSING DATE
Jul 17
ADDRESS
1500 SW 18th St.
CLOSED PRICE
$900,000
$ / LIVING SQ. FT.
$633
BEDS / BATHS
3 / 2
LIVING SQ. FT.
1,422
LOT SQ. FT.
6,750
DAYS ON MARKET
84
SOLD VS. ORIGINAL LIST
81.8%
CLOSING DATE
Jul 14
ADDRESS
2345 SW 16th St.
CLOSED PRICE
$850,000
$ / LIVING SQ. FT.
$702
BEDS / BATHS
3 / 2
LIVING SQ. FT.
1,210
LOT SQ. FT.
DAYS ON MARKET
16
SOLD VS. ORIGINAL LIST
100.0%
CLOSING DATE
Jul 14
ADDRESS
1220 SW 13th St.
CLOSED PRICE
$840,000
$ / LIVING SQ. FT.
$536
BEDS / BATHS
3 / 2
LIVING SQ. FT.
1,567
LOT SQ. FT.
5,750
DAYS ON MARKET
88
SOLD VS. ORIGINAL LIST
70.0%
CLOSING DATE
Jul 1
ADDRESS
1645 SW 10th St.
CLOSED PRICE
$750,000
$ / LIVING SQ. FT.
$386
BEDS / BATHS
4 / 2
LIVING SQ. FT.
1,945
LOT SQ. FT.
DAYS ON MARKET
82
SOLD VS. ORIGINAL LIST
86.5%
CLOSING DATE
Jul 18
ADDRESS
1741 SW 17th Ct.
CLOSED PRICE
$750,000
$ / LIVING SQ. FT.
$371
BEDS / BATHS
3 / 2
LIVING SQ. FT.
2,023
LOT SQ. FT.
6,120
DAYS ON MARKET
34
SOLD VS. ORIGINAL LIST
78.1%
CLOSING DATE
Jul 11
ADDRESS
2205 SW 16th Ter.
CLOSED PRICE
$550,000
$ / LIVING SQ. FT.
$246
BEDS / BATHS
3 / 3.5
LIVING SQ. FT.
2,232
LOT SQ. FT.
7,412
DAYS ON MARKET
21
SOLD VS. ORIGINAL LIST
73.4%
CLOSING DATE
Jul 24
ADDRESS
Average
CLOSED PRICE
$1,005,000
$ / LIVING SQ. FT.
$541
BEDS / BATHS
LIVING SQ. FT.
1,934
LOT SQ. FT.
6,276
DAYS ON MARKET
55
SOLD VS. ORIGINAL LIST
87.1%
CLOSING DATE
ADDRESS
Median
CLOSED PRICE
$900,000
$ / LIVING SQ. FT.
$536
BEDS / BATHS
LIVING SQ. FT.
1,945
LOT SQ. FT.
5,928
DAYS ON MARKET
34
SOLD VS. ORIGINAL LIST
86.5%
CLOSING DATE
Source: Southeast Florida MLS.
How July Compared With June
SHENANDOAH
JUN 2025
JUL 2025
CHANGE
SHENANDOAH
New listings
JUN 2025
9
JUL 2025
14
CHANGE
āĀ 5
SHENANDOAH
Under contract
JUN 2025
11
JUL 2025
10
CHANGE
āĀ 1
SHENANDOAH
Closed sales
JUN 2025
9
JUL 2025
11
CHANGE
āĀ 2
SHENANDOAH
Closed volume
JUN 2025
$9.13M
JUL 2025
$11.05M
CHANGE
āĀ 21.1%
SHENANDOAH
Median sale price
JUN 2025
$925,000
JUL 2025
$900,000
CHANGE
āĀ 2.7%
SHENANDOAH
Median $ / sq. ft.
JUN 2025
$645
JUL 2025
$536
CHANGE
āĀ 16.8%
SHENANDOAH
Median days on market
JUN 2025
71
JUL 2025
34
CHANGE
āĀ 37Ā days
SHENANDOAH
Months of inventory
JUN 2025
7.8
JUL 2025
7.3
CHANGE
āĀ 0.4Ā months
THE LAST 12 MONTHS
The Last 12 Months: A Broader View of Shenandoahās Market
August 2024 ā July 2025 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 July 2025, 100 Shenandoah single-family homes sold, with a median sale price of $881,500. The median sale price per square foot was $547, and homes spent a median of 52Ā 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
July 1ā31, 2025
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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