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MONTHLY MARKET REPORT
Shenandoah Miami Real Estate Market Update: November 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 November 2025, the Shenandoah, Miami single-family market recorded 9 new listings, 7 homes going under contract and 6 closed sales, with a median sale price of $717,500 and a median of $470 per square foot.
November 2025 Shenandoah Real Estate at a Glance
Single-family homes Ā· Southeast Florida MLS Ā· Change vs. November 2024
MEDIAN SALE PRICE
$717,500
āĀ 22% vs. Nov 2024
MEDIAN SOLD $ / SQ. FT.
$470
āĀ 2% vs. Nov 2024
MEDIAN DAYS ON MARKET
22
āĀ 49% vs. Nov 2024
SOLD AFTER PRICE REDUCTION
17%
āĀ 0 vs. Nov 2024
MONTHS OF INVENTORY
5.8 months
āĀ 1.5Ā months vs. Nov 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.
52 active listings Ć· 9.00 average monthly sales = 5.8 months
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MARKET ACTIVITY
9
New Listings
āĀ 2 vs. Nov 2024
7
Homes Went Under Contract
āĀ 5 vs. Nov 2024
6
Closed Sales
āĀ 0 vs. Nov 2024
93.2%
Sold vs. Original List Price
95.4%
Sold vs. Final List Price
Year to date: $98.5 million in Shenandoah single-family sales, JanuaryāNovember 2025, up 5.9% from the same period in 2024.
The Year in Review
Review
The Last 12 Months in Shenandoah
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FEATURED SHENANDOAH CLOSING
Featured closing
Sold by Jorge Fernandez
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Write-up
FEATURED SHENANDOAH CLOSING
Featured closing
Sold by Jorge Fernandez
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Write-up
FEATURED SHENANDOAH CLOSING
Featured closing
Sold by Jorge Fernandez
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Watch Property Video ā
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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, November 2025
6 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
1816 SW 11th Ter.
CLOSED PRICE
$1,100,000
$ / LIVING SQ. FT.
$509
BEDS / BATHS
4 / 3
LIVING SQ. FT.
2,160
LOT SQ. FT.
5,900
DAYS ON MARKET
143
SOLD VS. ORIGINAL LIST
91.7%
CLOSING DATE
Nov 1
ADDRESS
1242 SW 21st Ter.
CLOSED PRICE
$820,000
$ / LIVING SQ. FT.
$570
BEDS / BATHS
5 / 3
LIVING SQ. FT.
1,438
LOT SQ. FT.
5,928
DAYS ON MARKET
4
SOLD VS. ORIGINAL LIST
102.6%
CLOSING DATE
Nov 18
ADDRESS
1530 SW 24th Ave.
CLOSED PRICE
$805,000
$ / LIVING SQ. FT.
$431
BEDS / BATHS
4 / 2
LIVING SQ. FT.
1,867
LOT SQ. FT.
7,020
DAYS ON MARKET
52
SOLD VS. ORIGINAL LIST
94.7%
CLOSING DATE
Nov 10
ADDRESS
2221 SW 13th St.
CLOSED PRICE
$630,000
$ / LIVING SQ. FT.
$367
BEDS / BATHS
3 / 2
LIVING SQ. FT.
1,715
LOT SQ. FT.
5,800
DAYS ON MARKET
36
SOLD VS. ORIGINAL LIST
90.1%
CLOSING DATE
Nov 3
ADDRESS
2269 SW 17th St.
CLOSED PRICE
$575,000
$ / LIVING SQ. FT.
$564
BEDS / BATHS
4 / 2
LIVING SQ. FT.
1,019
LOT SQ. FT.
5,450
DAYS ON MARKET
1
SOLD VS. ORIGINAL LIST
100.0%
CLOSING DATE
Nov 17
ADDRESS
2473 SW 14th St.
CLOSED PRICE
$542,000
$ / LIVING SQ. FT.
$330
BEDS / BATHS
2 / 1
LIVING SQ. FT.
1,641
LOT SQ. FT.
6,900
DAYS ON MARKET
9
SOLD VS. ORIGINAL LIST
79.2%
CLOSING DATE
Nov 13
ADDRESS
Average
CLOSED PRICE
$745,333
$ / LIVING SQ. FT.
$462
BEDS / BATHS
LIVING SQ. FT.
1,640
LOT SQ. FT.
6,166
DAYS ON MARKET
41
SOLD VS. ORIGINAL LIST
93.1%
CLOSING DATE
ADDRESS
Median
CLOSED PRICE
$717,500
$ / LIVING SQ. FT.
$470
BEDS / BATHS
LIVING SQ. FT.
1,678
LOT SQ. FT.
5,914
DAYS ON MARKET
23
SOLD VS. ORIGINAL LIST
93.2%
CLOSING DATE
Source: Southeast Florida MLS.
How November Compared With October
SHENANDOAH
OCT 2025
NOV 2025
CHANGE
SHENANDOAH
New listings
OCT 2025
14
NOV 2025
9
CHANGE
āĀ 5
SHENANDOAH
Under contract
OCT 2025
8
NOV 2025
7
CHANGE
āĀ 1
SHENANDOAH
Closed sales
OCT 2025
16
NOV 2025
6
CHANGE
āĀ 10
SHENANDOAH
Closed volume
OCT 2025
$17.65M
NOV 2025
$4.47M
CHANGE
āĀ 74.7%
SHENANDOAH
Median sale price
OCT 2025
$930,000
NOV 2025
$717,500
CHANGE
āĀ 22.8%
SHENANDOAH
Median $ / sq. ft.
OCT 2025
$540
NOV 2025
$470
CHANGE
āĀ 13.0%
SHENANDOAH
Median days on market
OCT 2025
111
NOV 2025
22
CHANGE
āĀ 89Ā days
SHENANDOAH
Months of inventory
OCT 2025
6.1
NOV 2025
5.8
CHANGE
āĀ 0.3Ā months
THE LAST 12 MONTHS
The Last 12 Months: A Broader View of Shenandoahās Market
December 2024 ā November 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 November 2025, 108 Shenandoah single-family homes sold, with a median sale price of $889,500. The median sale price per square foot was $547, and homes spent a median of 69Ā 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
SELLERS
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BUYERS
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YOUR SHENANDOAH HOME VALUE
Considering Selling a Home in Shenandoah?
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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
November 1ā30, 2025
MLS DATA CURRENT AS OF
ā
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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