West Shenandoah Homes for Sale

West Shenandoah is a residential community in Miami, Florida. Active listings are currently priced from $789K–$789K.

Pure Equity Realty covers West 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 a single listing for West Shenandoah Miami homes for sale as of October 2026. The median asking price is $899,000.

That is 39% above the Miami median of $645,000. On a per-foot basis, homes here ask about $977 per square foot, compared with $509 across Miami. So the median price buys roughly 900 square feet of living area. With so few listings, though, treat these figures as a snapshot rather than a trend.

Homes listed in West Shenandoah date from 1941, so they are about 85 years old.

All of these homes predate Florida's 2002 statewide building code. So roof age, window protection and the wind mitigation report matter a great deal for insurance.

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 West Shenandoah have a median asking rent of $2,300 per month, across 5 active rental listings. For comparison, the Miami median is $3,000, so rents here run 23% lower.

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

Here is what the median West Shenandoah price means in Florida closing terms. At $899,000, a 20% down payment comes to about $180,000, leaving a loan near $719,000.

Florida then taxes that loan twice. First, documentary stamp tax on the note runs 35 cents per $100, or about $2,517. Next, the intangible tax of 0.2% adds about $1,438. 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 $5,394 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 West 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.