Shenandoah
Homes for Sale in Davie, FL
All 450 homes for sale in Davie, FL · median $425,000 · 58 homes for sale in 33325 · Broward County homes for sale
True comps, carrying-cost math, and listings before the portals.
Over the 12 months ending 2026-11-06, 3 recorded sales closed at a median of $739,000, $474 per square foot, a median 12 days on market, sellers accepting 100% of original asking. At the median price and Broward County's FY2025-26 rate of 19.84 mills, annual property tax runs about $14,660 ($13,830 with the full homestead exemption).
Villages & sections of Shenandoah
Shenandoah in Davie, FL is a master-planned community recorded as 8 named villages and sections in the MLS; 0 homes are for sale or pending across them today. Each village has its own page with its listings, sales history and HOA/CDD facts.
Part of Shenandoah, Davie, FL — see all Shenandoah homes for sale (11 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.
Figures in this note are as of July 15, 2026. The live market numbers elsewhere on this page update nightly and are newer.
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 November 6, 2026): the median sale price is about $739K ($474 per sq ft over the trailing 12 months of closed sales), and a median 12 days on market for closed sales.
In ZIP 33325 (Davie), 43 homes closed in the last 12 months at a median of $1.27M ($474/sq ft), with a median 39 days on market. Right now 35 active and 7 pending listings put supply at about 9.8 months — a buyer's market. See the live ZIP 33325 housing market and the Broward County market.
County records show 84 qualified sales in Shenandoah across 2024–2025 (50 in 2024, 34 in 2025), median $685,000 — the last recorded sale per parcel on the Florida DOR 2025 assessment roll, independent of the MLS.
Shenandoah is a community of 1,283 homes in Davie, Broward County, built between 1987 and 2006 (median 1988), with a median living area of about 2,010 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
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.
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.
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 33325 |
|---|---|
| Homes in the community | 1,283 (FL DOR 2025 assessment roll) |
| Years built | 1987–2006 (median 1988) |
| Typical living area | 2,010 sq ft (median) |
| Sale prices, last 12 months | $739,000 median across 3 closed sales · $474 per sq ft |
| Days on market (closed sales) | 12 median |
| Owner-occupied (homestead) share | 85% |
Data as of November 6, 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 November 6, 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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Davie guides & data
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- Flood zones
- Property taxes (Broward County)
- Homestead exemption (Broward County)
- Home insurance cost
Florida buyer guides
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- Florida property tax calculator
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- The 4-point inspection, explained
- Florida flood insurance calculator
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- Save Our Homes tax estimator
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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 November 2026.
- October 2026Market
Broward September sales fall 9.7% as active listings drop 14% and condo median slides to $235,000
Miami Realtors reported Broward total home sales of 1,825 in September 2026, down 9.7% from a year earlier. The single-family median rose 2.4% to $641,500 while the condo median fell 14.6% to $235,000. Active listings fell 14% to 13,933, leaving 4.2 months of supply for single-family homes and 10.2 for condos, with mortgage rates at 7.46%.
What it may mean for the marketSingle-family inventory remains comparatively tight while condo supply is deep, so buyers in Broward face very different conditions depending on property type. The site is about 13 miles northwest of Shenandoah Broward.
Source: Miami Realtors - October 2026Market
Broward industrial construction pipeline falls to about 994K SF as vacancy holds at 7.5%
Colliers third-quarter 2026 data cited by Bisnow shows Broward's industrial construction pipeline shrank to roughly 994K SF from 1.4M SF, with vacancy near 7.5% and positive absorption. FRP Holdings is planning a 300K SF logistics center in Southwest Ranches. Developers across South Florida cite high build costs relative to current rents.
What it may mean for the marketFewer new warehouse deliveries may tighten industrial space for local employers, while the planned Southwest Ranches logistics center points to some continued distribution-sector jobs in western Broward. The site is about 6 miles north of Shenandoah Broward.
Source: Bisnow - 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 - 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.
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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?
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?
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 November 6, 2026 |
| Housing stock & ownership | Florida DOR assessment roll (street-list match (53 streets, ZIP 33325)) |
| Under-contract shares | Beaches MLS records, as of 2026-11-06 |
| 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 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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Nearby Communities
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More on Shenandoah
- Home values · What homes in Shenandoah actually sell for