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MONTHLY MARKET REPORT
Shenandoah Miami Real Estate Market Update: September 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 September 2025, the Shenandoah, Miami single-family market recorded 11 new listings, 14 homes going under contract and 6 closed sales, with a median sale price of $1,060,000 and a median of $552 per square foot.
September 2025 Shenandoah Real Estate at a Glance
Single-family homes Ā· Southeast Florida MLS Ā· Change vs. September 2024
MEDIAN SALE PRICE
$1,060,000
āĀ 38% vs. Sept 2024
MEDIAN SOLD $ / SQ. FT.
$552
āĀ 11% vs. Sept 2024
MEDIAN DAYS ON MARKET
90
āĀ 77% vs. Sept 2024
SOLD AFTER PRICE REDUCTION
50%
āĀ 6Ā pts vs. Sept 2024
MONTHS OF INVENTORY
6.5 months
āĀ 2.3Ā months vs. Sept 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.
54 active listings Ć· 8.33 average monthly sales = 6.5 months
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MARKET ACTIVITY
11
New Listings
āĀ 2 vs. Sept 2024
14
Homes Went Under Contract
āĀ 11 vs. Sept 2024
6
Closed Sales
āĀ 3 vs. Sept 2024
90.2%
Sold vs. Original List Price
93.5%
Sold vs. Final List Price
Year to date: $76.4 million in Shenandoah single-family sales, JanuaryāSeptember 2025, down 5.1% 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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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, September 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
1130 SW 23rd Ave.
CLOSED PRICE
$1,370,000
$ / LIVING SQ. FT.
$588
BEDS / BATHS
4 / 4.5
LIVING SQ. FT.
2,328
LOT SQ. FT.
6,000
DAYS ON MARKET
28
SOLD VS. ORIGINAL LIST
94.5%
CLOSING DATE
Sept 24
ADDRESS
1537 SW 10th St.
CLOSED PRICE
$1,200,000
$ / LIVING SQ. FT.
$457
BEDS / BATHS
6 / 3
LIVING SQ. FT.
2,628
LOT SQ. FT.
7,395
DAYS ON MARKET
177
SOLD VS. ORIGINAL LIST
80.0%
CLOSING DATE
Sept 10
ADDRESS
1864 SW 14th Ter.
CLOSED PRICE
$1,070,000
$ / LIVING SQ. FT.
$783
BEDS / BATHS
3 / 3
LIVING SQ. FT.
1,367
LOT SQ. FT.
5,150
DAYS ON MARKET
176
SOLD VS. ORIGINAL LIST
85.6%
CLOSING DATE
Sept 17
ADDRESS
2181 SW 20th St.
CLOSED PRICE
$1,050,000
$ / LIVING SQ. FT.
$664
BEDS / BATHS
3 / 3
LIVING SQ. FT.
1,582
LOT SQ. FT.
6,060
DAYS ON MARKET
99
SOLD VS. ORIGINAL LIST
95.7%
CLOSING DATE
Sept 17
ADDRESS
1650 SW 17th St.
CLOSED PRICE
$900,000
$ / LIVING SQ. FT.
$515
BEDS / BATHS
3 / 2
LIVING SQ. FT.
1,746
LOT SQ. FT.
5,450
DAYS ON MARKET
17
SOLD VS. ORIGINAL LIST
100.1%
CLOSING DATE
Sept 8
ADDRESS
2225 SW 11th Ter.
CLOSED PRICE
$600,000
$ / LIVING SQ. FT.
$374
BEDS / BATHS
4 / 3
LIVING SQ. FT.
1,603
LOT SQ. FT.
5,850
DAYS ON MARKET
82
SOLD VS. ORIGINAL LIST
85.8%
CLOSING DATE
Sept 25
ADDRESS
Average
CLOSED PRICE
$1,031,667
$ / LIVING SQ. FT.
$564
BEDS / BATHS
LIVING SQ. FT.
1,876
LOT SQ. FT.
5,984
DAYS ON MARKET
97
SOLD VS. ORIGINAL LIST
90.3%
CLOSING DATE
ADDRESS
Median
CLOSED PRICE
$1,060,000
$ / LIVING SQ. FT.
$552
BEDS / BATHS
LIVING SQ. FT.
1,675
LOT SQ. FT.
5,925
DAYS ON MARKET
91
SOLD VS. ORIGINAL LIST
90.2%
CLOSING DATE
Source: Southeast Florida MLS.
How September Compared With August
SHENANDOAH
AUG 2025
SEPT 2025
CHANGE
SHENANDOAH
New listings
AUG 2025
10
SEPT 2025
11
CHANGE
āĀ 1
SHENANDOAH
Under contract
AUG 2025
7
SEPT 2025
14
CHANGE
āĀ 7
SHENANDOAH
Closed sales
AUG 2025
9
SEPT 2025
6
CHANGE
āĀ 3
SHENANDOAH
Closed volume
AUG 2025
$11.30M
SEPT 2025
$6.19M
CHANGE
āĀ 45.2%
SHENANDOAH
Median sale price
AUG 2025
$1,134,000
SEPT 2025
$1,060,000
CHANGE
āĀ 6.5%
SHENANDOAH
Median $ / sq. ft.
AUG 2025
$572
SEPT 2025
$552
CHANGE
āĀ 3.5%
SHENANDOAH
Median days on market
AUG 2025
81
SEPT 2025
90
CHANGE
āĀ 9Ā days
SHENANDOAH
Months of inventory
AUG 2025
7.2
SEPT 2025
6.5
CHANGE
āĀ 0.7Ā months
THE LAST 12 MONTHS
The Last 12 Months: A Broader View of Shenandoahās Market
October 2024 ā September 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 September 2025, 100 Shenandoah single-family homes sold, with a median sale price of $899,500. The median sale price per square foot was $555, and homes spent a median of 58Ā 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
September 1ā30, 2025
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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