Shenandoah Homes for Sale

Shenandoah is a community in Miami, Miami-Dade County, Florida. Active listings are priced from $695,000 to $1,900,000. Homes were built between 1923 and 2024. Pure Equity lists homes in Shenandoah and represents buyers. Commission is negotiable, and what we are paid is agreed with you in writing before you commit to anything.

Pure Equity Realty covers Shenandoah and the Miami area. We list for 1%, which includes photography, MLS syndication, and negotiation support. Buyers pay nothing for representation. For current market data, see Florida Realtors' market statistics.

Our MLS feed shows 15 Shenandoah Miami homes for sale as of October 2026. The median asking price is $1.25M. Asking prices run from $675,000 to $2.5M.

That is 95% above the Miami median of $640,000. On a per-foot basis, homes here ask about $517 per square foot, roughly in line with the city at $507. So the median price buys roughly 2,400 square feet of living area.

Listings here have averaged 242 days on the market. That is slower than the Miami average of 144 days. Because of that, buyers often have more room to negotiate on price, repairs or closing costs.

Homes listed in Shenandoah date from 1923 to 2024. That puts them between 2 and 103 years old.

The range straddles 2002, when Florida adopted its statewide building code. Therefore two similar-looking homes here can carry very different insurance premiums. Ask for the wind mitigation report on any home you consider, since it drives much of that difference.

In addition, most Florida insurers ask for a four-point inspection on homes 30 years or older. It covers the roof, electrical, plumbing and HVAC. Updated systems usually make coverage easier to place.

Rentals in Shenandoah have a median asking rent of $2,875 per month, across 14 active rental listings. That is close to the Miami median of $3,000.

For investors, those medians imply a gross yield near 2.8% a year. However, that figure comes before HOA dues, property tax, insurance and vacancy. Also check the association documents first, because many Florida HOAs cap leases or set minimum terms.

You can browse current Miami rentals or ask us for a rent estimate on a specific Shenandoah home.

Here is what the median Shenandoah price means in Florida closing terms. At $1.25M, a 20% down payment comes to about $250,000, leaving a loan near $1.0M.

Florida then taxes that loan twice. First, documentary stamp tax on the note runs 35 cents per $100, or about $3,500. Next, the intangible tax of 0.2% adds about $2,000. Buyers normally pay both at closing.

On the seller side, Miami-Dade charges deed stamps of 60 cents per $100 on a single-family home, about $7,500 at this price. Condos and other property types pay a higher rate.

Finally, owner-occupants should file for the Florida homestead exemption by March 1. It removes up to $50,000 of assessed value. After that, Save Our Homes caps yearly assessment increases at 3% or inflation, whichever is lower. To see what these numbers mean for your budget, get pre-approved before you tour.

Recent Shenandoah listings show assignments to Shenandoah (elementary), Shenandoah (middle) and Miami (high). However, boundaries can change each year, so confirm the assignment for a specific address with Miami-Dade County Public Schools.