Shenandoah
Homes for Sale in Davie, FL
All 434 homes for sale in Davie, FL · median $427,000 · Broward County homes for sale
True comps, carrying-cost math, and listings before the portals.
Market Heat
Over the 12 months ending 2026-09-20, 7 recorded sales closed at a median of $545,000, $386 per square foot, a median 35 days on market, sellers accepting 95% of original asking (-4% versus the prior year). At the median price and Broward County's FY2025-26 rate of 19.84 mills, annual property tax runs about $10,810 ($9,980 with the full homestead exemption).
Villages & sections of Shenandoah
Shenandoah in Davie, FL is a master-planned community recorded as 9 named villages and sections in the MLS; 18 homes are for sale or pending across them today. Each village has its own page with its listings, sales history and HOA/CDD facts.
- Shenandoah Section Four · 18 for sale · 17 sold/12 mo
- Shenandoah Section One · 7 sold/12 mo
- Shenandoah Section Two · 6 sold/12 mo
- Shenandoah Sec Four · 4 sold/12 mo
- Shenandoah Section Three · 3 sold/12 mo
- Shenandoah Sec Two 128-22 · 2 sold/12 mo
- Royal Palms at Shenandoah
- Shenandoah Sec One 128-8
- Shenandoah Sec Three
Part of Shenandoah Section Four, Davie, FL — see all Shenandoah Section Four homes for sale (18 listings across 7 sections in the MLS).
Shenandoah sits in western Broward—Davie proper—where the market trades on lot size, privacy, and the appeal of semi-rural horse country without leaving the metropolitan footprint. The median of $530,000 reflects varied age, condition, and whether a home offers acreage or simply proximity to trails and equestrian centers. Homes that show well and offer usable land hold value; deferred maintenance or awkward layouts sit longer.
After more than doubling since 2012, prices pulled back 11.6 percent year-over-year—a correction, not a collapse. Days on market are running just under 40, and the market-heat score of 15 signals a deliberate, non-frenzied pace. Buyers have time to be selective; sellers need to price accurately and present the property's land or lifestyle appeal clearly. This is not a neighborhood where urgency closes deals—fit does.
Shenandoah right now
🟡 Off the recent peak. The trailing-12-month median ($545K) is down 3.5% from the prior 12 months ($564K) and up 128% since 2012.Momentum Research, record-level Beaches MLS closed sales, 12-month windows ending September 20. Confidence: Medium (7 and 18 sales in the two windows).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
· Updated October 16, 2026 · Live data: Beaches MLS, refreshed twice daily · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
Nearby homes for sale
No active listings inside Shenandoah right now. These are the 6 closest homes on the market, by straight-line distance from the community's center; some may sit just outside its boundary.
Listing data from the MLS feeds named on each listing page; deemed reliable but not guaranteed. Refreshed nightly.
The 60-Second Overview
Shenandoah market snapshot (as of September 20, 2026): the median sale price is about $545K ($386 per sq ft over the trailing 12 months of closed sales), and a median 35 days on market for closed sales. The trailing-12-month median is down 4% from the prior 12 months and up 128% since 2012, computed from record-level Beaches MLS closed sales (7 closings in the current window).
In ZIP 33025 (Davie), 365 homes closed in the last 12 months at a median of $442K ($339/sq ft), down 2.1% year over year, with a median 53 days on market. Right now 88 active and 22 pending listings put supply at about 5.2 months — a buyer's market. See the live ZIP 33025 housing market and the Broward County market.
County records show 86 qualified sales in Shenandoah across 2024–2025 (50 in 2024, 36 in 2025), median $665,000 — the last recorded sale per parcel on the Florida DOR 2025 assessment roll, independent of the MLS.
Shenandoah is a community of 1,339 homes in Davie, Broward County, built between 1973 and 2006 (median 1988), with a median living area of about 2,009 square feet. 85% of parcels are homesteaded, the owner-occupancy proxy in the Florida DOR assessment roll (2025 roll, public records).
Shenandoah is a Davie enclave appealing to buyers seeking larger lots, a semi-rural feel, and proximity to equestrian amenities in western Broward. The market has cooled from recent peaks but remains grounded by land value and location.
Who Shenandoah is best for.
Best for
- Buyers prioritizing lot size, privacy, and space for horses, hobbies, or outdoor projects over packaged community amenities
- Households drawn to Davie's semi-rural character and equestrian culture who value land and access to trails
- Investors or owner-occupants comfortable evaluating older homes for renovation potential and pricing condition accurately
Probably not for
- Buyers seeking a clubhouse, pool, fitness center, or formal community programming—Shenandoah offers none
- Those wanting a walkable, sidewalk-connected neighborhood or urban convenience without acreage maintenance
- Purchasers expecting rapid price appreciation or unwilling to account for deferred maintenance and variable property conditions
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending September 20 of each year, from record-level Beaches MLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($545K) IS the median in the snapshot above, and the move from 2025 ($564K) IS the -3.5% one-year change.
Windows contain 2 to 72 sales each (7 in the current window); every figure carries its sample size, and thin markets swing on single closings. All listings featuring the BMLS logo are provided by BeachesMLS, Inc. This information is not verified for authenticity or accuracy and is not guaranteed. Copyright © 2026 BeachesMLS, Inc. Deemed reliable but not guaranteed.
16% of homes for sale in ZIP 33025 are already under contract (under contract ÷ under contract + active listings) — a read on how much of the available inventory buyers have already claimed. Source: MLS data (2026-09-20).
The Shenandoah buying strategy.
If we were buying in Shenandoah today, this is the order of operations we would run for our clients.
Underwrite the condition first. Price the roof, HVAC, and systems honestly before judging any list price; condition swings value here more than square footage alone.
Match the home to real comps. Recent sales of similar condition and lot, not the asking price, tell you what a home is worth.
Move deliberately, not desperately. Neither side has a decisive edge, so a well-prepared, fairly-priced offer wins without overpaying.
Line up financing and inspection early. A pre-approval and an inspection plan let you act fast and negotiate from evidence.
Keep an agent in your corner. The listing agent works for the seller; we represent you and prepare a hand-built valuation before any offer in Shenandoah.
What actually moves price in Shenandoah
Price in Shenandoah is a function of land, condition, and layout utility. Homes on larger parcels—especially those that accommodate horses, workshops, or gardens—command premiums over those on standard suburban lots. Buyers looking for Davie's rural character pay for acreage and privacy; those seeking only location convenience find less differentiation and tighter competition in the median range.
Condition varies widely. Older homes with original systems and finishes require accurate pricing and often attract investors or buyers prepared to renovate. Updated properties with modern kitchens, HVAC, and roofing move faster and hold closer to ask. The year-over-year pullback reflects a reset after rapid appreciation; homes priced to today's median and showing well are still transacting, while aspirational pricing or poor presentation leads to extended market time.
Shenandoah lacks formal community amenities—no clubhouse, pool, or HOA structure—so value is entirely property-specific. Buyers are evaluating individual parcels, not a packaged lifestyle. Access to nearby equestrian facilities, Davie's network of bridle paths, and the balance of space with metropolitan convenience define the appeal. The median price per square foot of $372.91 reflects this land-and-location calculus more than interior finishes alone.
The location and the amenities are priced into every listing in Shenandoah. The deal is won or lost on condition, the comps, and the renovation math.
Momentum Buy Score.
Our proprietary 0 to 10 read across the factors that decide how a home in Shenandoah buys, holds, and resells. Momentum Research; not an appraisal.
Momentum Intelligence Scores are our proprietary, qualitative assessment on a 0 to 10 scale, built from the record-level market data on this page. They are a framework for comparing communities, not a guarantee of future value and not advice on a specific home; unlike an automated value estimate they do not price your home, they grade the community on evidence you can inspect. Composite is the plain average of the 4 factors (7.2). Basis: Long-Term Appreciation +128% since 2012; Recent Direction -3.5% year-over-year; Owner Commitment 85% owner-occupied; Pricing Power 95.5% sale-to-list. Refreshed with each data update.
Why work with Momentum here
Shenandoah demands an agent who understands land value, knows how to price for condition in a decelerating market, and won't push a property that doesn't fit your goals. Momentum brokers evaluate each parcel's utility—lot size, access, zoning nuances—and position homes to attract buyers seeking Davie's semi-rural appeal without overstating comps from the peak. We tell sellers when updates are necessary and buyers when a property's deferred maintenance outweighs its land premium. In a neighborhood where formal amenities are absent and every transaction is site-specific, you need representation that reads the variables correctly.
Shenandoah in 15 seconds.
HOA, CDD & Fees
- HOA status not on record. Verify any dues before you offer
- Any club/amenity membership is billed separately
Confirm the current HOA dues, exactly what they cover, and any CDD bond or special assessment for a specific address before you offer.
Tools for a Shenandoah buy.
Free calculators to pressure-test the real cost before you tour.
Selling here is won on condition and pricing to real comps, not an automated estimate. The right number comes from closed Shenandoah sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Shenandoah, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Shenandoah home worth?
Get a no-obligation home value based on real comparable sales in Shenandoah, not an automated guess. Tell us about your home and we will personally prepare your numbers and a pricing strategy. No obligation, no spam.
See all homes for sale in Davie →
| Location | Davie, Broward County, FL · ZIP 33025, 33325 |
|---|---|
| Homes in the community | 1,339 (FL DOR 2025 assessment roll) |
| Years built | 1973–2006 (median 1988) |
| Typical living area | 2,009 sq ft (median) |
| Sale prices, last 12 months | $545,000 median across 7 closed sales · $386 per sq ft · -3.5% vs the prior 12 months |
| Days on market (closed sales) | 35 median |
| Owner-occupied (homestead) share | 85% |
Data as of September 20, 2026. All listings featuring the BMLS logo are provided by BeachesMLS, Inc. This information is not verified for authenticity or accuracy and is not guaranteed. Copyright © 2026 BeachesMLS, Inc; housing-stock figures from Florida Department of Revenue public records. Market figures describe homes, not residents. Cite as: Momentum Realty, “Shenandoah key facts,” movewithmomentum.com/neighborhoods/shenandoah--broward, data as of September 20, 2026.
Housing distress & ownership in Shenandoah, Davie
Who owns here, how much is not owner-occupied, and how much for-sale inventory is under distress.
Source: Momentum Realty Research. Ownership & parcels from the FL DOR 2025 tax roll; distress from MLS active-listing status/remarks; price from MLS closed sales. All listings featuring the BMLS logo are provided by BeachesMLS, Inc. This information is not verified for authenticity or accuracy and is not guaranteed. Copyright © 2026 BeachesMLS, Inc. Deemed reliable but not guaranteed.
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Ask an agent about ShenandoahHomes for Sale
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Recent Developments in Shenandoah Broward
Development, infrastructure, retail, and school activity affecting Shenandoah Broward, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated October 2026.
- October 2026Infrastructure
Broward Transit plans study of $1 billion light rail linking airport, Port Everglades and convention center
Broward County Transit plans to procure a Project Development and Environment study and preliminary engineering for a light-rail line costing just over $1 billion. It would connect Fort Lauderdale-Hollywood International Airport, Port Everglades and the convention center as part of the $4.3 billion PREMO plan. No construction timeline has been published.
What it may mean for the marketIf built, the line would improve transit access between the airport, seaport and convention center. The site is about 8 miles east of Shenandoah Broward.
Source: Hoodline - October 2026Builder Activity
Weston approves 132 'Sky Homes' at 357 Racquet Club Road
The Weston City Commission approved plans on September 28, 2026 from H&M for 132 three-bedroom units in 11 four-story buildings around a courtyard on 6.6 acres. The site holds a defunct commercial building and was previously proposed for a 245-unit assisted living facility that did not proceed.
What it may mean for the marketThe project would add owner or rental housing inventory in Weston on a redeveloped commercial site. The project is about 8 miles west of Shenandoah Broward, elsewhere in Broward County.
Source: Florida YIMBY - September 2026Development
HTG advances 84-unit affordable apartment tower 'The Mosaic' at 1708 N. Dixie Highway, Hollywood
Housing Trust Group filed plans under the Live Local Act for a 10-story building with 84 affordable units. HTG has the 21,261-square-foot site under contract for $2.6 million. No construction schedule has been published.
What it may mean for the marketThe project would add income-restricted rental inventory along the Dixie Highway corridor near Hollywood's downtown. The project is about 7 miles east of Shenandoah Broward, elsewhere in Broward County.
Source: Florida YIMBY - September 2026Development
El-Ad National Properties renames $1 billion Davie project The Plaza Davie District
The first building at 4820 Park Way has topped out with 288 units, with Phase One targeted for early 2027. The three-phase project would total about 1,292 rental residences and 36,000 square feet of restaurant and retail space. Cost is reported at $1 billion.
What it may mean for the marketThe project adds rental inventory and walkable retail and dining in central Davie. The site is about 1 mile north of Shenandoah Broward.
Source: Florida YIMBY - September 2026Infrastructure
JetBlue adds 14 nonstop routes from Fort Lauderdale-Hollywood International Airport
Eight routes launched in July 2026, including Chicago, Houston and Nashville, and six more are scheduled from October through November, including Barranquilla, Cali, Columbus, Indianapolis and San Diego. JetBlue ran nearly 130 daily departures at FLL in summer 2026 and expects more than 150 by year end.
What it may mean for the marketMore nonstop service expands travel options and airport-related activity for residents of Broward County. The site is about 6 miles east of Shenandoah Broward.
Source: Nomad Lawyer - August 2026Development
Broward County seeks land use change for 154-acre mixed-use district around Amerant Bank Arena in Sunrise
Broward County submitted an application to the city of Sunrise to change the land use designation of a 154-acre site, much of it the arena parking lot. The concept includes about 1,400 multifamily units (15 percent affordable), 300,000 square feet of commercial space, 1.6 million square feet of office or educational space, 600 hotel rooms and about 10 acres of public space. Sunrise commissioners must act first, and an adoption hearing would likely follow within six months.
What it may mean for the marketIf approved, the plan would add housing supply, office and hotel space and retail access in west-central Broward over a multi-year buildout. The site is about 8 miles northwest of Shenandoah Broward.
Source: The Hockey News
Summaries reflect public reporting and official sources linked above as of the dates shown. Project details, timelines, and approvals can change. Commentary on potential market effects is general observation, not investment advice or a prediction for any specific property. For the freshest items across the whole region, see This Week in Northeast Florida.
Frequently Asked Questions
What is the median home price in Shenandoah?
How long do homes in Shenandoah take to sell?
How many homes are in Shenandoah?
What share of Shenandoah is owner-occupied?
When were the homes in Shenandoah built?
Have Shenandoah home prices gone up?
Who is the best real estate agent for Shenandoah?
How do I find a top Davie real estate agent who knows Shenandoah?
Can Momentum Realty connect me with an agent for Shenandoah?
Where is Shenandoah, and what county is it in?
Is Shenandoah a good place to live?
Should you buy in Shenandoah?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Community market stats | Beaches MLS closed sales, 12-month windows ending September 20, 2026 |
| Housing stock & ownership | Florida DOR assessment roll (street-list match (54 streets, ZIP 33025/33325)) |
| Under-contract shares | Beaches MLS records, as of 2026-09-20 |
| Historical depth | Closed-sale records back to 2001 (821 transactions analyzed) |
Verify the primary sources yourself: Florida DOR · U.S. Census · FEMA flood maps · Citizens Property Insurance.
Momentum Research figures are our own analysis of Beaches MLS records; MLS data is deemed reliable but not guaranteed. Methodology: how Momentum market scores are computed. Market metrics describe homes for sale and recent sales, not residents.
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See how Shenandoah fits the bigger picture — live prices, inventory, and Momentum Scores:
More on Shenandoah
- Home values · What homes in Shenandoah actually sell for
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