South Shenandoah
Homes for Sale in Miami, FL
All 4,609 homes for sale in Miami, FL · median $518,000 · 73 homes for sale in 33135 · Miami-Dade County homes for sale
True comps, carrying-cost math, and listings before the portals.
Photo via MIAMI MLS
As of September 2026, South Shenandoah in Miami, FL has 4 homes for sale, asking from $819,000 to $1,600,000 (median $1,180,000). Over the 12 months ending 2026-09-20, 7 recorded sales closed at a median of $1,050,000, $539 per square foot, a median 32 days on market, sellers accepting 91% of original asking. Homes listed or recently sold were built 1936–1968. At the median price and Miami-Dade County's FY2025-26 rate of 17.59 mills, annual property tax runs about $18,470 ($17,760 with the full homestead exemption).
| Location | Miami, Miami-Dade County, FL · ZIP 33135, 33145 |
|---|---|
| Sale prices, last 12 months | $1,050,000 median across 7 closed sales · $539 per sq ft |
| Days on market (closed sales) | 32 median |
| For sale right now | 4 active, 0 pending · median asking $1,180,000 |
Data as of September 20, 2026. Based on information from the Southeast Florida Multiple Listing Service (SEFMLS) or from MIAMI Association of REALTORS(R) for the period 2012 through 2026. Market figures describe homes, not residents. Cite as: Momentum Realty, “SOUTH SHENANDOAH key facts,” movewithmomentum.com/neighborhoods/south-shenandoah, data as of September 20, 2026.
Last 30 days in South Shenandoah: 3 new listings (median asking $1,160,000). As of September 23, 2026, Listing information provided by the Southeast Florida MLS (SEFMLS) / MIAMI Association of REALTORS(R). Information is deemed reliable but not guaranteed by the MLS to be accurate.
Homes For Sale Right Now in South Shenandoah
Live MLS inventory for South Shenandoah. Every active listing, what is under contract right now, and the last 12 months of closed sales, refreshed twice a day. Closed comps beat an algorithm's guess every time.
Active and pending South Shenandoah listings as of 2026-09-23, priced high to low. Based on information from the Southeast Florida Multiple Listing Service (SEFMLS) or from MIAMI Association of REALTORS(R) for the period 2012 through 2026. Tap any home to ask about it.
Every Home for Sale in South Shenandoah Right Now (4)
All 4 active and pending South Shenandoah listings with a detail page, newest first, refreshed twice a day from the MLS.
- 1781 SW 13th St · $819,000 · 4 bd / 3 ba · listed Sep 19, 2026 · listed by Toth Real Estate Group
- 1791 SW 14th St · $1,160,000 · 5 bd / 3 ba · listed Sep 8, 2026 · listed by EXP Realty LLC
- 1868 SW 13th St · $1,200,000 · 3 bd / 2 ba · listed Sep 1, 2026 · listed by Serhant
- 1761 SW 14 Street · $1,600,000 · 10 bd / 9 ba · listed Jun 27, 2026 · listed by Luxe Living Realty
South Shenandoah is pricing at a median of $1,050,000, with a per-square-foot figure of $538.74 — a level that puts the weight of the equation on the structure itself rather than any shared amenity package, since none is identified from current MLS listings. At this price point, the finish, layout, and lot are doing all the work.
A median of 32 days on market is a measured pace, not a rush. With 7 closings feeding this snapshot, the sample is thin enough that a single high-end sale or a single dated property can move the median meaningfully. Sellers should price off comparable condition, and buyers should treat any one listing as a data point, not a verdict on the whole market.
The 60-Second Overview
South Shenandoah market snapshot (as of September 20, 2026): the median sale price is about $1.05M ($539 per sq ft over the trailing 12 months of closed sales), and a median 32 days on market for closed sales.
In ZIP 33135 (Miami), 90 homes closed in the last 12 months at a median of $670K ($432/sq ft), up 11.3% year over year, with a median 45 days on market. Right now 35 active and 9 pending listings — a balanced market. See the live ZIP 33135 housing market and the Miami-Dade County market.
MIAMI REALTORS sales records identify 57 homes in SOUTH SHENANDOAH that have changed hands since 2008, built between 1924 and 1976 (median 1941), with a median living area of about 1,949 sq ft and a typical 4-bedroom, 3-bath layout; 100% are single-family homes. Source: MIAMI REALTORS closed-sale history compiled by Momentum Research; counts reflect homes with a recorded MLS sale, not every home in the community.
South Shenandoah, in Miami-Dade County, is trading at a median price of $1,050,000 with no community amenities identified from current MLS listings — meaning value here is set by the home and lot, not a shared clubhouse or gate.
The setting & the homes.
Aerial and on-site photos of South Shenandoah. Swipe to explore the community.
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South Shenandoah
South Shenandoah
South Shenandoah
South ShenandoahPhotos from MIAMI MLS listings in South Shenandoah; content deemed reliable but not guaranteed.
Who South Shenandoah is best for.
Best for
- A buyer targeting a specific home and lot in this part of Miami-Dade County, with a budget around the $1,050,000 median.
- A buyer comfortable evaluating each property on its own merits since there is no shared amenity package to standardize the offering.
- A buyer with flexibility on timeline who can use a 32-day median market pace to negotiate thoughtfully rather than rush an offer.
Probably not for
- A buyer specifically seeking a community with organized amenities such as a pool, clubhouse, or gated access.
- A buyer needing a large volume of comparable listings to benchmark price, given the thin closing count in this snapshot.
- A buyer with a firm budget well under the $1,050,000 median who is not prepared for the price-per-square-foot level here.
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 MIAMI MLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($1.05M) IS the median in the snapshot above.
Windows contain 0 to 8 sales each (7 in the current window); every figure carries its sample size, and thin markets swing on single closings. Based on information from the Southeast Florida Multiple Listing Service (SEFMLS) or from MIAMI Association of REALTORS(R) for the period 2012 through 2026. Deemed reliable but not guaranteed.
22% of homes for sale in ZIP 33145 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 (2026-09-21).
South Shenandoah Market Scorecard
South Shenandoah is currently a balanced market., a median asking price of $1,180,000, and homes go under contract in about 9 days.
Go deeper: ZIP market scorecard · county scorecard · true cost calculator · affordability calculator.
Live data: MIAMI MLS, refreshed twice daily. Market metrics only; these describe homes for sale and recent sales, not residents.
The South Shenandoah buying strategy.
If we were buying in South 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 South Shenandoah.
What the Numbers Actually Say
The per-square-foot median of $538.74 sits well above entry-level territory for the broader county, which tells you the housing stock here is either larger, more updated, or both. Without an amenity package to lean on, that price is a direct reflection of construction quality, lot size, and how recently a home has been renovated.
A median of 32 days on market suggests homes here are not sitting, but they are also not evaporating in a bidding war. With only 7 closings in this window, treat the median as directional rather than exact — a wide spread between a dated property and a fully renovated one can swing the number in either direction from one sale to the next.
The location and the amenities are priced into every listing in South Shenandoah. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a market this thin on transaction volume, pricing strategy matters more than usual — a handful of comparable sales can be read several different ways. We pull the actual closed data, weigh it against condition and lot specifics, and give you a number grounded in what has actually sold, not a guess dressed up as a valuation.
South 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 South 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 South Shenandoah sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in South 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 South Shenandoah home worth?
Get a no-obligation home value based on real comparable sales in South 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.
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Frequently Asked Questions
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Should you buy in South Shenandoah?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Live listings | MIAMI MLS, refreshed twice daily (last: September 23, 2026) |
| Community market stats | MIAMI MLS closed sales, 12-month windows ending September 20, 2026 |
| Under-contract shares | MIAMI MLS records, as of 2026-09-20 |
| Historical depth | Closed-sale records back to 2012 (53 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 MIAMI 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.
Own a home here?
You just read the data. Now see what your home is worth.
The numbers on this page move markets in the aggregate. The number that matters to you is what a buyer pays for your address. Momentum sells for 1.25% above the MIAMI MLS member average and 8 days faster, and we’ll price yours against live local comps.
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See how SOUTH SHENANDOAH fits the bigger picture — live prices, inventory, and Momentum Scores:
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