Shenandoah
Homes for Sale in Davie, FL
True comps, carrying-cost math, and listings before the portals.
Photo via Beaches MLS
As of November 2026, Shenandoah Davie in FL has 12 homes for sale, asking from $600,000 to $949,000 (median $716,950). Homes listed or recently sold were built 1987–1991; 23 of 24 report an HOA (median $56/mo); none of the 23 geocoded homes sit in a FEMA special flood hazard zone (median elevation 8 ft).
Part of the Shenandoah master-planned community in Davie, FL — see all Shenandoah homes for sale (14 listings across 9 villages and sections in the MLS).
Sections of Shenandoah Section Four in the MLS
Shenandoah Section Four in Davie, FL is recorded as 6 separate subdivisions/phases in the MLS; 0 homes are for sale across them today. Each section has its own page:
- Shenandoah · 7 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 Sec Two 128-22 · 2 sold/12 mo
- Shenandoah Sec One 128-8
Last 30 days in Shenandoah: 2 new listings (median asking $862,485), 6 closed sales (median $760,000). As of November 11, 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.
Homes For Sale Right Now in Shenandoah
Live MLS inventory for 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 · 68 daysTop listing
Active · 74 days
Under Contract · 58 days
Pending · 29 daysActive and pending Shenandoah listings as of 2026-11-05, priced high to low. 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. Tap any home to ask about it.
Shenandoah right now
🔴 Seller-leaning market. 2.8 months of supply and 33% of the inventory already under contract give sellers the pressure advantage.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 Beaches MLS records, as of August 10, 2026. Confidence: Very High (15 active and pending listings, 17 closed sales in 12 months).
🟡 Still climbing. The trailing-12-month median ($675K) is up 1.5% from the prior 12 months ($665K). With about 5 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 Beaches MLS closed sales, 12-month windows ending August 10. Confidence: High (17 and 15 sales in the two windows).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
· Updated November 12, 2026 · Live data: Beaches MLS, refreshed twice daily · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
The 60-Second Overview
Shenandoah market snapshot (as of August 10, 2026): the median sale price is about $675K ($354 per sq ft over the trailing 12 months of closed sales), a median 33 days on market for closed sales, and 2.8 months of supply, a seller-leaning market. The trailing-12-month median is up 2% from the prior 12 months, computed from record-level Beaches MLS closed sales (17 closings in the current window).
In ZIP 33325 (Davie), 187 homes closed in the last 12 months at a median of $675K ($363/sq ft), up 4.5% year over year, with a median 47 days on market. Right now 62 active and 12 pending listings put supply at about 4.0 months — a balanced market. See the live ZIP 33325 housing market and the Broward County market.
Flood zones in Shenandoah: of 16 listing addresses checked against the FEMA National Flood Hazard Layer, 100% sit outside the FEMA Special Flood Hazard Area (Zone X). Individual parcels vary - verify any specific address at msc.fema.gov.
Shenandoah is a community of 185 homes in Davie, Broward County, built between 1987 and 1992 (median 1988), with a median living area of about 2,010 square feet. 88% of parcels are homesteaded, the owner-occupancy proxy in the Florida DOR assessment roll (2025 roll, public records).
The setting & the homes.
Aerial and on-site photos of Shenandoah. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
ShenandoahShenandoahPhotos from Beaches MLS listings in Shenandoah; content deemed reliable but not guaranteed.
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending August 10 of each year, from record-level Beaches MLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($675K) IS the median in the snapshot above, and the move from 2025 ($665K) IS the +1.5% one-year change.
Windows contain 0 to 17 sales each (17 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.
The real cost & risk here
Before the list price, the Florida math the portals skip. These are Broward County typicals — your exact home, flood zone, and insurance quote will vary, so verify each before you offer.
Check it for your address: look up your flood zone (FEMA) · insurance by county · true-cost calculator · Broward County scorecard.
County typicals from Momentum’s Florida housing data (Zillow & Realtor.com aggregates, Census, FRED), updated monthly; insurance modeled. Flood zone is property-specific — always confirm via FEMA.
Shenandoah Market Scorecard
Shenandoah is currently a buyer-leaning market. About 11.0 months of supply, a median asking price of $704,000, and homes go under contract in about 57 days.
Typical home value in the 33325 ZIP is $606,248, about 26.7% above the Florida norm (Zillow Home Value Index).
Go deeper: ZIP market scorecard · county scorecard · true cost calculator · affordability calculator.
Live data: BeachesMLS, refreshed twice daily. Typical value: Zillow Research. Market metrics only; these describe homes for sale and recent sales, not residents.
Shenandoah on the map.
Every active, pending, and recently sold home, plotted. Toggle the layers and tap a home for the details.
Listing locations from Beaches MLS. Map data © OpenStreetMap contributors.
Life at Shenandoah
- Maintained Community · reported on 7 of 23 listings
- Park · reported on 4 of 23 listings
- Tennis Court(s) · reported on 4 of 23 listings
- Pool · reported on 3 of 23 listings
- Picnic Area · reported on 3 of 23 listings
- Basketball Court · reported on 2 of 23 listings
- Jogging Path · reported on 2 of 23 listings
- Parking · reported on 2 of 23 listings
- Baseball/Softball Field · reported on 2 of 23 listings
- Community Room · reported on 2 of 23 listings
- Soccer Field · reported on 2 of 23 listings
- Clubhouse · reported on 1 of 23 listings
Community amenities as reported across Beaches MLS listings in this community; deemed reliable but not guaranteed. Verify current amenities and access with the HOA.
Schools
- Broward County Public Schools
- Verify the zoned schools by address
- Magnet and choice options may be available
- Flamingo (Broward) · Elementary
- Indian Ridge · Middle
- Western · High
Zoned schools reflect the assignments reported on recent Shenandoah listings and can change; always confirm with Broward County Public Schools for a specific address.
Buying with schools in mind? We can confirm the exact zoned schools for any Shenandoah address.
Shop the zone: Homes zoned for Western High School
Recent Developments in Shenandoah
Development, infrastructure, retail, and school activity affecting Shenandoah, 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 7 miles northwest of Shenandoah.
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 northeast of Shenandoah.
Source: Bisnow - 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 site is about 3 miles southwest of Shenandoah.
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 6 miles east of Shenandoah.
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 12 miles east of Shenandoah.
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 3 miles north of Shenandoah.
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.
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.
Come strong and clean. Homes here move, so lead with your best terms and financing ready rather than a low anchor.
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.
A closer look at the Shenandoah market
At a median of $354 per square foot, Shenandoah prices sit in a fairly defined band, so condition and updates — more than the list price — tend to separate one home from the next.
Inventory runs at 2.8 months of supply, a seller-leaning market and the trailing-12-month median up 2% year over year. Homes that do trade take a median 33 days on market, useful leverage on any listing that has lingered.
The housing stock is 185 homes built between 1987 and 1992, and 88% of parcels are homesteaded — the owner-occupancy proxy in the Florida DOR assessment roll.
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 (7.4). Basis: Recent Direction +1.5% year-over-year; Liquidity & Demand 2.8 months of supply; Owner Commitment 88% owner-occupied; Pricing Power 96.1% sale-to-list. Refreshed with each data update.
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 →
Recently off market in Shenandoah Davie
Homes in Shenandoah Davie 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. 22 on record.
- 1060 Cedar Creek Way · off market
- 1070 Cedar Creek Way · off market
- 1201 Bristol Avenue · off market
- 1341 White Stone Way · off market
- 1361 White Stone Way · off market
- 13750 Green Cove Place · off market
- 13760 Cumberland Place · off market
- 13870 Magnolia Court · off market
| Location | FL |
|---|---|
| Home types (current listings and sales) | single-family 100% |
| Amenities listed by sellers | Maintained Community, Other, None, Picnic Area, Park, Pool |
| For sale right now | 11 active, 3 pending · median asking $714,900 · 3.1 months of supply |
Data as of November 6, 2026. Based on Stellar MLS data distributed by MLS GRID. Market figures describe homes, not residents. Cite as: Momentum Realty, “Shenandoah key facts,” movewithmomentum.com/neighborhoods/shenandoah-davie, data as of November 6, 2026.
Housing distress & ownership in SHENANDOAH SECTION FOUR, 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.
Just listed in Shenandoah
The newest homes for sale in Shenandoah right now, newest first. Each link opens the full listing with every photo, the price history and a tour request.
- 14110 Harpers Ferry Street $825,970 · 3 bd · 2 ba · 1,828 sq ft · listed Nov 11, 2026 Courtesy of LoKation
- 14010 Appalachian Trail $899,000 · 4 bd · 2.5 ba · 2,820 sq ft · listed Oct 15, 2026 Courtesy of LoKation
- 13740 Oak Ridge Drive $600,000 · 3 bd · 2 ba · 1,249 sq ft · listed Oct 10, 2026 Courtesy of United Realty Group Inc.
- 1061 Cedar Creek Way $704,000 · 4 bd · 2 ba · 1,904 sq ft · listed Sep 22, 2026 Courtesy of LoKation
- 14481 Hickory Court $810,000 · 4 bd · 2 ba · 2,154 sq ft · listed Sep 18, 2026 Courtesy of The Keyes Company
- 13950 Oak Ridge Drive $659,000 · 3 bd · 2.5 ba · 1,819 sq ft · listed Sep 16, 2026 Courtesy of Lokation
Checked against the MLS nightly. All new listings in this market.
Every Home for Sale in Shenandoah Davie Right Now (12)
All 12 active and pending Shenandoah Davie listings with a detail page, newest first, refreshed twice a day from the MLS.
- 14110 Harpers Ferry Street · $825,970 · 3 bd / 2 ba · listed Nov 10, 2026 · listed by LoKation
- 13740 Oak Ridge Drive · $600,000 · 3 bd / 2 ba · listed Oct 10, 2026 · listed by United Realty Group Inc.
- 1061 Cedar Creek Way · $704,000 · 4 bd / 2 ba · listed Sep 22, 2026 · listed by LoKation
- 14481 Hickory Court · $810,000 · 4 bd / 2 ba · listed Sep 18, 2026 · listed by The Keyes Company
- 14010 Appalachian Trail · $899,000 · 4 bd / 2.5 ba · listed Sep 4, 2026 · listed by LoKation
- 14251 Appalachian Trail · $949,000 · 4 bd / 2 ba · listed Aug 29, 2026 · listed by GV Realty Group Corp
- 924 Cumberland Terrace · $629,000 · 3 bd / 2 ba · listed Aug 23, 2026 · listed by Berkshire Hathaway HomeServices Florida Realty
- 14060 Richwood Place · $798,000 · 3 bd / 2.5 ba · listed Aug 21, 2026 · listed by LoKation
- 13950 Oak Ridge Drive · $659,000 · 3 bd / 2.5 ba · listed Aug 14, 2026 · listed by Lokation
- 14641 Kirsten Court · $645,000 · 3 bd / 2 ba · listed Aug 13, 2026 · listed by Luxe Properties
- 14630 Cedar Creek Place · $729,900 · 4 bd / 2.5 ba · listed Aug 13, 2026 · listed by The Keyes Company
- 13930 Oak Ridge Drive · $699,000 · 3 bd / 3 ba · listed Aug 13, 2026 · listed by Bishoff Realty, Inc.
Recently sold in Shenandoah Davie
- 1201 Bristol Avenue · sold $1,600,000
- 1341 White Stone Way · sold $769,000
- 761 Greenbriar Avenue · sold $700,000
- 14531 Hickory Court · sold $715,400
- 600 Fairfax Avenue · sold $760,000
- 1361 White Stone Way · sold $760,000
- 13870 Magnolia Court · sold $613,000
- 13760 Cumberland Place · sold $475,000
- 681 Pine Ridge Terrace · sold $625,000
- 1070 Cedar Creek Way · sold $725,000
Closed sales from the MLS; each page shows the sold price, taxes and value history.
More Davie home searches
- All homes for sale in Davie, FL
- Davie pool homes for sale
- Gated communities in Davie
- Davie home values: what is my house worth?
- ZIP 33325 housing scorecard
Davie guides & data
- Market data
- Cost of living
- Best neighborhoods (ranked by data)
- Best neighborhoods
- Flood zones
- Property taxes (Broward County)
- Homestead exemption (Broward County)
- Home insurance cost
Florida buyer guides
- Florida home insurance rates by county
- Florida property tax by county
- Florida property tax calculator
- What flood zone X means
- The 4-point inspection, explained
- Florida flood insurance calculator
- Florida housing market map
- Interactive housing market map (county, ZIP and community)
- Save Our Homes tax estimator
- How to stop a foreclosure in Florida
- Florida documentary stamp tax, explained
- Cheapest places to live in Florida
Real estate agent in Davie? Join Momentum in Davie: 100% commission, one $12K cap.
What it really costs to own in 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 $6,967/yr across 20 listings here (MLS tax records, 2026-11-12). |
|---|---|
| HOA dues | Median $56/month across 29 MLS listings (most billed monthly; 2026-11-12). Dues cover what the documents say they cover; ask for the budget and reserve study. |
| Home and flood insurance | The average Citizens Property Insurance premium in Broward County is $1,561/yr (35,154 policies, Citizens detail by county, April 2026); private-market quotes depend on roof age, wind mitigation and construction. Flood: of 17 listing addresses checked against the FEMA flood map, 100% sit outside the high-risk zone. Statewide, a Zone X flood policy runs about $500-$700/yr and a high-risk zone $1,200-$2,500/yr (FEMA Risk Rating 2.0 averages, not quotes). |
| Roof and age | Median build year 1988 across 20 listings. An original roof here would be about 38 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. |
Estimated carrying cost at the median asking price, before the mortgage: about $767/month (tax $581, HOA $56, insurance $130). An estimate from the sources above, not a quote.
Email me new listings in 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 Shenandoah
Have a question about the homes, fees, rules or commute here? A Momentum agent who works Shenandoah will answer, and the answer is published on this page for the next buyer.
Frequently Asked Questions
What is the median home price in Shenandoah?
How long do homes in Shenandoah take to sell?
Is Shenandoah a buyer's or seller's market right now?
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?
Is Shenandoah in a flood zone?
Is Shenandoah a good place to live?
Data sources & freshness
| Live listings | Beaches MLS, refreshed twice daily (last: November 5, 2026) |
| Community market stats | Beaches MLS closed sales, 12-month windows ending August 10, 2026 |
| Housing stock & ownership | Florida DOR assessment roll (street-list match (5 streets, ZIP 33325)) |
| Under-contract shares | Beaches MLS records, as of 2026-08-10 |
| Historical depth | Closed-sale records back to 2015 (55 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.
Own a home here?
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The numbers on this page move markets in the aggregate. The number that matters to you is what a buyer pays for your address. A Momentum agent can price yours against live local comps.
Looking to buy here? Search homes for sale →
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A real valuation with real comps from a local listing agent, not an instant algorithm. Response within one business day.
See how SHENANDOAH SECTION FOUR fits the bigger picture — live prices, inventory, and Momentum Scores:
More on Shenandoah
- Home values · What homes in Shenandoah actually sell for