Shadywood Villas
Homes for Sale in Miami, FL
True comps, carrying-cost math, and listings before the portals.
Market Heat
Photo via MIAMI MLS
SHADYWOOD VILLAS is showing a median price of $572,500 against a median of just 4 closings in this window, which means each sale carries outsized weight in the numbers. With price per square foot at $340.58, condition and layout inside individual units are likely doing more to set value than any broad market trend right now.
A median of 10.5 days on market points to properties moving quickly once priced correctly, even as the year-over-year figure sits at -8.4%. Read that pullback in context of a thin sample rather than a clear directional signal — with this few closings, one or two unusual sales can swing the year-over-year comparison substantially.
Figures in this note are as of July 22, 2026. The live market numbers elsewhere on this page update nightly and are newer.
Shadywood Villas right now
🔴 Off the recent peak. The trailing-12-month median ($572K) is down 8.8% from the prior 12 months ($628K). With about 4 sales a year, a single closing can swing this number, so read the level and the decade, not one year's move.Momentum Research, record-level MIAMI MLS closed sales, 12-month windows ending September 20. Confidence: Low (4 and 4 sales in the two windows).
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· Updated September 20, 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
Shadywood Villas market snapshot (as of September 20, 2026): the median sale price is about $572K ($346 per sq ft over the trailing 12 months of closed sales), and a median 11 days on market for closed sales. The trailing-12-month median is down 9% from the prior 12 months, computed from record-level MIAMI MLS closed sales (4 closings in the current window).
Pricing here should be read against a small closings count, which means the median is a useful reference point but not a tight band — comparable unit condition and recent sale specifics matter more than the headline number alone.
Who Shadywood Villas is best for.
Best for
- A buyer targeting a specific unit and comfortable evaluating it on its own condition rather than a deep comparable set.
- A seller with a well-maintained unit who wants to move quickly, given the roughly 10-day median time on market for priced-right listings.
- A buyer working with a budget near the $572,500 median who wants a straightforward, condition-driven purchase.
Probably not for
- A buyer who wants a large sample of recent comparable sales before committing to a number.
- Someone prioritizing on-site community amenities, since none are currently identified from active MLS listings.
- A buyer trying to time a purchase around a confirmed market trend, given how few closings currently inform that read.
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 ($572K) IS the median in the snapshot above, and the move from 2025 ($628K) IS the -8.8% one-year change.
Windows contain 0 to 6 sales each (4 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.
29% of homes for sale in ZIP 33186 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).
Shadywood Villas Market Scorecard
Shadywood Villas is currently a balanced market., and homes go under contract in about 2 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.
Homes For Sale Right Now in Shadywood Villas
Live MLS inventory for Shadywood Villas. 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 Shadywood Villas listings as of 2026-10-23, 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.
The Shadywood Villas buying strategy.
If we were buying in Shadywood Villas 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 Shadywood Villas.
Reading a thin data set
With only 4 closings feeding the current snapshot, SHADYWOOD VILLAS doesn't yet have the sale volume to support fine-grained trend claims. The median price of $572,500 and price per square foot of $340.58 are real, current figures, but buyers and sellers should treat them as a starting reference rather than a settled market position.
The market heat score sits at 50, a neutral reading that doesn't signal a strong seller's or buyer's tilt either way. Combined with a median days-on-market of 10.5, the picture is a community where well-priced units transact fast, but the small number of comparable sales means each listing should be evaluated on its own condition and pricing rather than assumed to track a broader trend line.
The location and the amenities are priced into every listing in Shadywood Villas. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a community with this few recent closings, the difference between a fair offer and an overpay comes down to pulling the right comparables and understanding what's actually driving each sale — not leaning on a headline median. We do that work before you write or accept an offer.
Shadywood Villas in 15 seconds.
Tools for a Shadywood Villas buy.
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Selling here is won on condition and pricing to real comps, not an automated estimate. The right number comes from closed Shadywood Villas sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Shadywood Villas, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
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Recent Developments in Shadywood Villas
Development, infrastructure, retail, and school activity affecting Shadywood Villas, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated October 2026.
- October 2026Development
Casa Bella Residences opens at 1400 Biscayne Boulevard in Downtown Miami
Related Group and Alta Developers completed the 56-story, 650-foot tower with 319 residences, including 10 penthouses. Closings are underway and first residents have moved in, with more than 90 percent of homes reported under contract. Construction began in November 2023.
What it may mean for the marketAdds 319 completed homes to the downtown Biscayne corridor, close to existing transit, offices and dining. The site is about 3 miles northeast of Shadywood Villas.
Source: Florida YIMBY - October 2026Builder Activity
Swire Properties breaks ground on Residences at Mandarin Oriental, Miami on Brickell Key
Swire Properties started construction at 500 Brickell Key Drive and 750 Claughton Island Drive on two towers, 66 stories (850 feet) and 33 stories (426 feet). The project includes 326 residences and a 121-room hotel, with Moss as general contractor and completion scheduled for 2030.
What it may mean for the marketAdds multi-year construction activity and future hotel and residential supply on Brickell Key, near the Brickell employment core. The site is about 2 miles northeast of Shadywood Villas.
Source: Florida YIMBY - October 2026Development
Sweetbird North breaks ground at 95 NE 40th Street in the Miami Design District
Miami Design District Associates and Raycliff Capital began an eight-story, 120,500 square foot building with more than 92,000 square feet of office and about 22,500 square feet of retail. Atria Health and Research Institute leased about 55,000 square feet and 26North will also join. Completion is expected in early 2028.
What it may mean for the marketAdds office space and ground-floor retail in the Design District, increasing nearby daytime employment and shopping options. The site is about 4 miles north of Shadywood Villas.
Source: Florida YIMBY - September 2026Civic
Miami-Dade commissioners adopt $14.26 billion budget with flat tax rate
County commissioners approved the fiscal year 2026-27 budget after a meeting that ran from Thursday afternoon into Friday morning. The operating property tax rate stays flat at 4.57 mills. The county says the plan prioritizes public safety, parks and transportation amid slowing revenue growth.
What it may mean for the marketA flat operating millage keeps the county's property tax rate steady for owners across Miami-Dade for the coming fiscal year. The site is about 2 miles northeast of Shadywood Villas.
Source: Local 10 News - July 2026Development
619 Brickell by Nobu condo tower wins review board approval
The Miami Urban Development Review Board recommended approval for 619 Brickell by Nobu, a 75-story tower with 321 units from 13th Floor Investments and Key International at 619 Brickell Avenue. The design by Foster and Partners and Sieger Suarez preserves First Miami Presbyterian Church and adds ground-floor commercial space and a public baywalk.
What it may mean for the marketAdds a branded ultra-tall condo tower to the Brickell waterfront while preserving an existing church, expanding luxury housing and adding public baywalk and commercial space. The site is about 1 mile northeast of Shadywood Villas.
Source: The Real Deal - June 2026Development
Grupo T&C plans 62-story 13th Edge tower near Brickell
Grupo T&C filed a pre-application with Miami-Dade County for 13th Edge, a 62-story, 648,700-square-foot tower at 237 Southwest 13th Street with 400 apartments and 400 hotel rooms. The project, designed by Kobi Karp Architecture, would replace the 36-unit El Vedado condominium built in 1972.
What it may mean for the marketIntroduces a large mixed-use residential and hotel tower to the area west of Brickell, adding hundreds of apartments and hotel rooms and replacing a small older condominium. The site is less than a mile northeast of Shadywood Villas.
Source: The Real Deal
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
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Nearby Communities
Explore more neighborhoods near Shadywood Villas with Momentum Realty’s local guides.
Data sources & freshness
| Live listings | MIAMI MLS, refreshed twice daily (last: October 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 (36 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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