New Shenandoah
Homes for Sale in Miami, FL
All 5,147 homes for sale in Miami, FL · median $525,000 · 134 homes for sale in 33145 · Miami-Dade County homes for sale
True comps, carrying-cost math, and listings before the portals.
Photo via MIAMI MLS
As of November 2026, New Shenandoah in Miami, FL has 5 homes for sale and 1 pending, asking from $1,049,000 to $1,795,000 (median $1,200,000). Over the 12 months ending 2026-11-10, 3 recorded sales closed at a median of $1,375,000, $630 per square foot, a median 21 days on market, sellers accepting 92% of original asking. Homes listed or recently sold were built 1925–1968. At the median price and Miami-Dade County's FY2025-26 rate of 17.59 mills, annual property tax runs about $24,190 ($23,480 with the full homestead exemption).
Last 30 days in New Shenandoah: 1 new listing (median asking $1,200,000), 1 under contract right now. As of November 11, 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 New Shenandoah
Live MLS inventory for New 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 · 84 daysTop listing
Active · 100 days
Active · 18 days
Active · 49 days
Active · 64 daysActive and pending New Shenandoah listings as of 2026-11-11, 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 2026 through 2026. Tap any home to ask about it.
New Shenandoah's numbers are being set by a thin trading pool. With only eight closings feeding this snapshot, the $907,500 median and the $587.11 per-square-foot figure reflect whatever mix of homes happened to sell, not a deep, self-correcting market. That makes each new listing and each closed sale disproportionately influential on where the next comp lands.
A median days-on-market just over 50 signals that pricing has to be right from the start; homes that miss on condition or list price sit rather than get bid up. For sellers, that argues for pricing off recent, comparable closings rather than the appreciation story alone. For buyers, it means there is room to negotiate on anything that isn't move-in ready, even with long-term values trending up.
Figures in this note are as of July 21, 2026. The live market numbers elsewhere on this page update nightly and are newer.
New Shenandoah right now
🟢 Buyer-leaning market. 20.0 months of supply and 17% of the inventory already under contract give buyers above-average negotiating leverage.Why it matters: months of supply is how long today's inventory would last at today's sales pace; under-contract share is the portion of homes for sale that already have a buyer.Momentum Research analysis of MIAMI MLS records, as of November 10, 2026. Confidence: Medium (6 active and pending listings, 3 closed sales in 12 months).
What's unique here: the median sale price is about 2x the typical Miami-Dade County sale ($1.38M vs $550K, trailing 12 months, MIAMI MLS records).
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· Updated November 12, 2026 · Live data: MIAMI MLS, refreshed twice daily · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
The 60-Second Overview
New Shenandoah market snapshot (as of November 10, 2026): the median sale price is about $1.38M ($630 per sq ft over the trailing 12 months of closed sales), a median 21 days on market for closed sales, and 20.0 months of supply, a buyer-leaning market.
In ZIP 33145 (Miami), 43 homes closed in the last 12 months at a median of $1.08M ($709/sq ft), with a median 55 days on market. Right now 35 active and 3 pending listings put supply at about 9.8 months — a soft market. See the live ZIP 33145 housing market and the Miami-Dade County market.
MIAMI REALTORS sales records identify 141 homes in NEW SHENANDOAH that have changed hands since 2006, built between 1923 and 2025 (median 1940), with a median living area of about 1,649 sq ft and a typical 3-bedroom, 2-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.
New Shenandoah sits in Miami-Dade County with a small, low-volume resale market — pricing here is driven more by the specific homes that trade than by a broad, liquid market.
The setting & the homes.
Aerial and on-site photos of New Shenandoah. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
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New ShenandoahPhotos from MIAMI MLS listings in New Shenandoah; content deemed reliable but not guaranteed.
Who New Shenandoah is best for.
Best for
- Buyers targeting a home near the current mid-$900s median who are prepared to move decisively on a well-priced listing.
- Sellers with a updated, market-ready home who want pricing built on the most recent comparable closings rather than broad averages.
- Long-horizon buyers comfortable with a market that has shown sustained price growth since 2012 rather than short-term flipping.
Probably not for
- Buyers who need a large pool of active listings to compare before deciding.
- Anyone relying on a listed community amenity or HOA perk that hasn't been independently verified.
- Buyers expecting fast, high-volume price discovery — the current sample is too small for that.
The New Shenandoah buying strategy.
If we were buying in New 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.
Use your leverage. With inventory sitting, there is room to negotiate on anything dated or overpriced and to ask for repairs or a rate buydown.
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 New Shenandoah.
A Long Runway, a Narrow Market
Since 2012, values in New Shenandoah have climbed 213%, a long-run trajectory that outpaces what you'd expect from routine market drift. That kind of sustained gain usually reflects a location and housing stock that has held demand across multiple cycles, not a short-term spike.
But the current snapshot is built on just eight closings, and current MLS listings show no identified community amenities. That doesn't mean the neighborhood lacks them — it means buyers should verify HOA structure, shared facilities, or deed restrictions directly rather than assume anything from the listing data. With a market this thin, due diligence on the individual property matters more than usual.
The location and the amenities are priced into every listing in New Shenandoah. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a market with only a handful of recent closings, a generic comp report isn't enough — we track each transaction in New Shenandoah individually, know which sales are truly comparable, and price and negotiate accordingly for buyers and sellers alike.
New Shenandoah in 15 seconds.
Tools for a New 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 New Shenandoah sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in New 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 New Shenandoah home worth?
Get a no-obligation home value based on real comparable sales in New 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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Recently off market in NEW SHENANDOAH
Homes in NEW SHENANDOAH that recently left the market. Each address opens its public-record profile: county-recorded value, property taxes, the last recorded sale, community sales history, and what is for sale nearby now. 4 on record.
- 1900 SW 24th St · off market
- 2225 SW 18th Ave · off market
- 2301 SW 22nd Ave · off market
- 2365 SW 21st Ave · off market
| Location | Miami, Miami-Dade County, FL · ZIP 33145 |
|---|---|
| Home types (current listings and sales) | singlefamilyresidence 100% |
| Sale prices, last 12 months | $1,375,000 median across 3 closed sales · $630 per sq ft |
| Days on market (closed sales) | 21 median |
| For sale right now | 5 active, 1 pending · median asking $1,200,000 · 20.0 months of supply |
Data as of November 10, 2026. Based on information from the Southeast Florida Multiple Listing Service (SEFMLS) or from MIAMI Association of REALTORS(R) for the period 2026 through 2026. Market figures describe homes, not residents. Cite as: Momentum Realty, “New Shenandoah key facts,” movewithmomentum.com/neighborhoods/new-shenandoah, data as of November 10, 2026.
Just listed in New Shenandoah
The newest homes for sale in New Shenandoah right now, newest first. Each link opens the full listing with every photo, the price history and a tour request.
- 1861 SW 23Rd St $1,200,000 · 3 bd · 3 ba · 1,412 sq ft · listed Oct 24, 2026 Courtesy of Coldwell Banker Realty
- 1861 SW 22Nd Ter $1,150,000 · 4 bd · 2 ba · 1,965 sq ft · listed Sep 23, 2026 Courtesy of Avila Real Estate LLC
- 2250 SW 17Th Ave $1,049,000 · 3 bd · 3 ba · 1,998 sq ft · listed Sep 8, 2026 Courtesy of Avanti Way Premiere
- 2190 SW 22 Terrace $1,795,000 · 4 bd · 4 ba · listed Aug 19, 2026 Courtesy of Grand Property South, INC.
- 2286 SW 21St Ave $1,680,000 · 4 bd · 3 ba · 1,681 sq ft · listed Aug 3, 2026 Courtesy of Pine River Realty, LLC.
Checked against the MLS nightly. All new listings in this market.
Every Home for Sale in New Shenandoah Right Now (6)
All 6 active and pending New Shenandoah listings with a detail page, newest first, refreshed twice a day from the MLS.
- 2028 SW 23rd Terrace · $800,000 · 3 bd / 2 ba · pending · listed Oct 24, 2026 · listed by Keller Williams Realty Consult
- 1861 SW 23rd St · $1,200,000 · 3 bd / 3 ba · listed Oct 19, 2026 · listed by Coldwell Banker Realty
- 1861 SW 22nd Ter · $1,150,000 · 4 bd / 2 ba · listed Sep 15, 2026 · listed by Avila Real Estate LLC
- 2250 SW 17th Ave · $1,049,000 · 3 bd / 3 ba · listed Sep 8, 2026 · listed by Avanti Way Premiere
- 2286 SW 21st Ave · $1,680,000 · 4 bd / 3 ba · listed Aug 24, 2026 · listed by Pine River Realty, LLC.
- 2190 SW 22 terrace · $1,795,000 · 4 bd / 4 ba · listed Aug 15, 2026 · listed by Grand Property South, INC.
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Streets in this community
Street-level pages: every home on record, what sold and what is for sale on each street.
- SW 22Nd Terrace (21 homes on record)
- SW 23Rd Street (14 homes on record)
- SW 23Rd Terrace (12 homes on record)
- SW 23 Street (12 homes on record)
- SW 24Th Street (11 homes on record)
- SW 24 Street (7 homes on record)
- SW 19 Avenue (5 homes on record)
- SW 22Nd Terrace (4 homes on record)
- SW 18Th Avenue (3 homes on record)
- SW 22 Avenue (3 homes on record)
- SW 23Rd Terrace (2 homes on record)
- SW 17Th Avenue (2 homes on record)
What it really costs to own in New Shenandoah
The parts of the monthly number a mortgage calculator leaves out, from the tax roll, the MLS, Citizens and FEMA. Property facts only.
| Property tax | Current owners' bills run a median of $9,171/yr across 6 listings here (MLS tax records, 2026-11-12). |
|---|---|
| Home and flood insurance | The average Citizens Property Insurance premium in Miami-Dade County is $1,891/yr (56,357 policies, Citizens detail by county, April 2026); private-market quotes depend on roof age, wind mitigation and construction. |
| Roof and age | Median build year 1947 across 6 listings. An original roof here would be about 79 years old; under Florida's 2022 reform (SB 2-D) carriers may require an inspection past 15 years, so budget for a roof report, and for replacement where it fails. |
Email me new listings in New Shenandoah
One e-mail a day, only when a home lists here, with price, beds, baths and a link to every listing. Straight from the MLS feed; no account needed.
Ask an agent about New Shenandoah
Have a question about the homes, fees, rules or commute here? A Momentum agent who works New Shenandoah will answer, and the answer is published on this page for the next buyer.
19% 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 (2026-11-12).
Frequently Asked Questions
What is the median home price in New Shenandoah?
How long do homes in New Shenandoah take to sell?
Is New Shenandoah a buyer's or seller's market right now?
Who is the best real estate agent for New Shenandoah?
How do I find a top Miami real estate agent who knows New Shenandoah?
Can Momentum Realty connect me with an agent for New Shenandoah?
Where is New Shenandoah, and what county is it in?
Should you buy in New 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: November 11, 2026) |
| Community market stats | MIAMI MLS closed sales, 12-month windows ending November 10, 2026 |
| Under-contract shares | MIAMI MLS records, as of 2026-11-10 |
| Historical depth | Closed-sale records back to 2026 (3 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.
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See how NEW SHENANDOAH fits the bigger picture — live prices, inventory, and Momentum Scores: