Shenandoah in Davie

Shenandoah Homes for Sale in Davie, FL

Davie · Broward County

An established master community of single-family homes and townhomes in west Davie, an amenitized, convenient address just off the I-75 and I-595 corridors.

Single-family and townhomesWest DavieCommunity pool and amenities
Live Market Pulse
65/100
Momentum
Balanced Market
Tight supply keeps sellers in control, but dated interiors still trade at a discount, so condition is where buyers win.
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Unlock Off-Market Shenandoah

Listings before the portals, true comps, and the renovation and carrying-cost math, before you tour.

Built fromLive BeachesMLS data14 years of closingsLocal renovation analysisUpdated twice daily
LiveMarket PulseBeachesMLS
$750K
Median Price
3.2mo
Supply
61days
Avg DOM
Balanced
Seller Leverage
$376/sf
Median $/Sqft
-6%
1-Yr Price Change
0now
Distress
Jon Brooks, founder of Momentum Realty
Jon's Current Read

"Shenandoah is an established community in west Davie that mixes single-family homes and townhomes, organized under the Shenandoah Community Association and a set of sub-association tiers, with professional management. It is a product-and-condition buy: whether you want a single-family home or a townhome changes both the price and the monthly cost, and within each, condition and lot or position drive value. The read is to confirm which dues tier applies to a specific home, what it covers, and any building items for townhomes, then comp within the matching product type. The durable draw is the convenient west-Davie location off I-75 and I-595 with community amenities. Confirm the specifics for a given home."

Jon Brooks, founder, Momentum Realty · Updated June 2026

The 60-Second Overview

Shenandoah market snapshot (as of June 15, 2026): the median sale price is about $750K ($376 per sq ft), with homes averaging 61 days on market and 3.2 months of supply, a balanced market. Based on 48 recent closings in live BeachesMLS data.

Shenandoah is an established community in west Davie (ZIP 33325), Broward County, set east of I-75 and south of I-595 along Shenandoah Parkway, the spine that runs through the neighborhood.

The community mixes single-family homes and townhomes, with for-sale pricing reported across a wide band into the hundreds of thousands and beyond depending on the product and condition. Confirm the exact home type, size, and lot or unit position for a particular property.

Shenandoah is run by the Shenandoah Community Association under professional management, with dues that vary by product and tier. Reported figures show a range for single-family homes and a separate range for townhomes; confirm the current dues, the tier that applies, and exactly what they cover for a specific home.

Amenities reported for the community include a pool, maintained common areas and roads, and on-site management, with the convenient west-Davie location near I-75 and I-595 as the defining feature. Value turns on the product type and the home's condition; this guide reflects the community's general character, so confirm the details for a specific home.

Best for

  • Buyers who want an established single-family home or townhome in west Davie
  • Buyers who value a convenient location off I-75 and I-595
  • Buyers who want community amenities and professional management
  • Buyers comfortable confirming which dues tier applies to a specific home

Probably not for

  • Buyers who want new construction or a gated luxury enclave
  • Buyers who want acreage or a very large estate lot
  • Buyers who want a single flat HOA with no product tiers
  • Buyers unwilling to confirm the dues tier and home condition

How Shenandoah is performing right now

65/100
momentum
Balanced Market
Seller's marketBalancedBuyer's market
3.2Months of supplytight
42Median days on marketdays
6 : 13Under contract vs for salestrong demand
48Sold in last 12 monthsliquidity
+127%Median price since 2012appreciation
+3%Asking vs recent sold $/sqftroom to negotiate

Tight supply and strong demand favor sellers here. Homes still take about two months to sell, though, and with asking prices running above recent sales per square foot, a prepared buyer has room on anything overpriced. Reading each home against the real comps, not the headline trend, is where the edge is.

Live from BeachesMLS, as of June 15, 2026. Refreshed twice daily. Months of supply, days on market, and the contract-to-listing ratio are computed from current Shenandoah listings and the trailing twelve months of closed sales.

8.6A- score
Momentum intelligence
Momentum buy score

Our proprietary read on how a home in Shenandoah buys, holds, and resells. See the five factors.

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 and pending Shenandoah listings as of 2026-06-15, 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.

Listing locations from BeachesMLS; lot type inferred from listing descriptions. Destination pins are approximate. Map data © OpenStreetMap, tiles © CARTO. Flood, school, and commute overlays are on the roadmap.

The takeaway

The location is the everyday-convenience case: shopping, schools, and the major roads are all a manageable drive.

I-75 access~3 to 6 min · west of the community
I-595 corridor~5 to 9 min · approximate, varies with traffic
Nova Southeastern University area~10 to 15 min · east in Davie
Sawgrass Mills~12 to 18 min · north in Sunrise
Fort Lauderdale-Hollywood Int'l (FLL)~25 to 35 min · east via I-595
Downtown Fort Lauderdale~25 to 35 min · east

Distances and drive times are approximate and vary with traffic. Confirm your real commute at your real departure time.

Nearby Communities

Explore more neighborhoods near Shenandoah Homes for Sale in Davie, FL with Momentum Realty’s local guides.

Kapok Grove Estates Homes for Sale in Davie, FLKapok Grove Estates Homes for Sale in Davie, FLDavie, FL · 0.5 miFlamingo Groves Homes for Sale in Davie, FLFlamingo Groves Homes for Sale in Davie, FLDavie, FL · 0.6 miImagination Farms Homes for Sale in Davie, FLImagination Farms Homes for Sale in Davie, FLDavie, FL · 0.6 miForest Ridge Homes for Sale in Davie, FLForest Ridge Homes for Sale in Davie, FLDavie, FL · 0.7 miHawkes Bluff Homes for Sale in Davie, FLHawkes Bluff Homes for Sale in Davie, FLDavie, FL · 0.7 miLong Lake Ranches Homes for Sale in Davie, FLLong Lake Ranches Homes for Sale in Davie, FLDavie, FL · 1.0 miRiverstone Homes for Sale in Davie, FLRiverstone Homes for Sale in Davie, FLDavie, FL · 1.1 miMariposa Pointeat Weston Homes for SaleMariposa Pointeat Weston Homes for SaleWeston, FL · 2.1 miCrossbow Homes for Sale in Davie, FLCrossbow Homes for Sale in Davie, FLDavie, FL · 2.3 mi

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Carrying cost · the no-CDD edge

No CDD bond means thousands less per year than newer master plans.

Typical CDD community~$2,500/yr
Shenandoah (no CDD)$0/yr

Roughly $25,000 saved over 10 years in carrying cost, before resale.

Illustrative. NE Florida CDD assessments commonly run $1,500-$3,500+/yr and vary by community; verify per property.

Schools

15-Second Take
  • Broward County Public Schools
  • Verify the zoned schools by address
  • Magnet and choice options may be available
  • Confirm current ratings before relying on them
  • Private and parochial options nearby

Shenandoah is served by Broward County Public Schools. Assignment is by address and can change, so confirm the exact zoned elementary, middle, and high schools for any specific home, plus any magnet or choice options. Treat published ratings as a starting point, not the full story.

Buying with schools in mind? We can confirm the exact zoned schools for any Shenandoah address.

The takeaway

What is actually shaping value at Shenandoah, sourced and dated. We do not publish rumor.

Recent Developments in Shenandoah

Our read on what is being built around Shenandoah, scored for direction, significance, and how close the effect lands. The full sourced timeline follows below.

Net OutlookBullishThe structural story is steady demand for established homes in west Davie, where the product type and the home's condition drive value. The watch items are the dues tier that applies, building items for townhomes, and any special assessment.

Established west-Davie master community

BullishAn established, amenitized community mixing single-family homes and townhomes in west Davie supports steady, product-driven demand. impact
SignificanceRadius: Community

Established west-Davie master community

Convenient I-75 and I-595 location

BullishDirect proximity to I-75 and I-595 makes the community a convenient base for commuting across Broward and into Miami-Dade. impact
SignificanceRadius: Area

Convenient I-75 and I-595 location

Layered, product-based dues structure

NeutralDues vary by single-family or townhome product and tier; confirm which applies and what it covers for the specific home. impact
SignificanceRadius: Community

Layered, product-based dues structure

Direction, significance, and effect-radius ratings are Momentum's proprietary, qualitative read of the sourced items below, not investment advice or a prediction for any specific home.

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 June 2026.

Showing the latest, scroll for all updates ↓

  1. December 2024
    Regulation

    Florida structural reserve funding rules take effect

    Under Florida Senate Bill 4-D, after December 31, 2024 unit-owner-controlled associations of qualifying buildings can no longer waive or underfund structural reserves identified in a reserve study, a change that has pushed assessments higher across many Florida associations. Why it matters: For townhome and attached product, confirm reserve funding and any assessment; for single-family homes the rule is context for the broader association budget. Source

  2. Established community
    Overview

    Shenandoah as a west-Davie master community

    Available data describes Shenandoah as an established Davie community of single-family homes and townhomes along Shenandoah Parkway, east of I-75 and south of I-595, run by the Shenandoah Community Association under professional management with amenities including a pool. Why it matters: This reflects the community's general character; confirm the product type, the dues tier, the inclusions, and the condition for a specific home. Source

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.

If we were buying in Shenandoah, this is the order of operations we would run, and the one we run for our clients.

1

Confirm which dues tier applies. Verify whether a home is single-family or townhome, the current dues, and exactly what the tier covers.

2

For townhomes, confirm building items. Check roof, exterior, and reserve responsibility and any special assessment before you offer.

3

Read the home's condition. Confirm the roof, systems, and updates and budget accordingly.

4

Comp within the product type. Price single-family against single-family and townhome against townhome in Shenandoah, not a blended average.

5

Verify the school zoning by address. Confirm the exact assignment with Broward County Public Schools for a specific home.

Best Buy
An updated home matched to the right product comps, with the dues tier and any townhome building items confirmed.
Biggest Risk
Underbudgeting renovation, or misreading the dues tier or townhome reserve and assessment exposure.
Best Lot
Better-positioned and updated homes hold value over dated, interior ones within each product.
Smart Timing
Demand is steady for the west-Davie location; product and condition matter more than timing.
The takeaway

On mobile, tap any heading below to open it. This is the home by home, lot by lot, club and renovation detail, organized so you can jump straight to what matters to you.

Community Details at a Glance

Shenandoah is an established community in west Davie set east of I-75 and south of I-595 along Shenandoah Parkway, mixing single-family homes and townhomes under the Shenandoah Community Association with professional management by Castle Group. Reported amenities include a pool and maintained common areas, and dues vary by single-family or townhome product and tier. This guide reflects the community's general character; value turns on the product type and the home's condition, so confirm the home type, the dues tier and inclusions, townhome building items and reserves, any special assessment, and the school assignment by address for a specific home before relying on them.

The takeaway

Three honest price bands. Condition and lot, not the square footage alone, decide where a home lands.

Entry: townhomes and original homes
$530K to $725K

Townhomes and older single-family homes, the more attainable way in. Product type and the cost to update drive value.

Lowest entry
Core: updated single-family
$725K to $1.30M

Renovated single-family homes with newer kitchens, baths, and systems, the heart of the community. Condition sets where these land.

Most inventory
High: larger updated homes
$1.30M to $1.55M

Larger or fully updated single-family homes on the better lots, the top of the local range. Move-in condition drives the premium.

Strongest resale

Approximate 2026 resale bands from third-party listing data and public records, not NEFAR statistics. Confirm pricing for a specific home.

$530K to $725K
Entry: townhomes and original homes
Townhomes and older single-family homes, the more attainable way in. Product type and the cost to update drive value.
$725K to $1.30M
Core: updated single-family
Renovated single-family homes with newer kitchens, baths, and systems, the heart of the community. Condition sets where these land.
$1.30M to $1.55M
High: larger updated homes
Larger or fully updated single-family homes on the better lots, the top of the local range. Move-in condition drives the premium.

Approximate 2026 resale bands from third-party listing data and public records, not NEFAR statistics. Confirm pricing for a specific home.

15-Second Take
  • Renovation math decides the deal
  • Better lots and views resell strongest
  • Roof and HVAC age drive the insurance quote
  • Interior lots are where buyers overpay
Asking price per square foot
Renovated$419
Original$389
Median days on market
Renovated26
Original43

From current Shenandoah listings (renovated 7, original 12); condition inferred from listing descriptions, asking not closed figures. The exact number depends on a specific home's updates, lot, and view, which is the read we do before you offer.

Jon Brooks, Momentum Realty
Operator Note

The trap here is a beautifully staged original-condition home. Staging is cheap; a roof, HVAC, and a full modernization are not. We price the real renovation before you fall for the listing photos, because in an all-resale market that number is the difference between a deal and the most expensive house on the street.

Jon Brooks, Momentum Realty
Operator Note

Most buyers overpay on interior lots in the back half of the community. A sharp renovation can distract you, but the weaker resale position follows the lot, not the finishes. We read the homesite before the kitchen.

No CDD on the tax billStrong
Central Davie locationStrong
Scarce golf and lake homesitesStrong
$30M club reinvestment to 2028Positive
All-resale 1990s conditionManage it

Momentum analysis based on the community's structure, location, lot scarcity, and housing stock. Not a guarantee of future value.

Jon Brooks, Momentum Realty
Operator Note

The strongest value pocket is usually a renovated home on a good lot priced just under the next tier up. Buyers chasing the single biggest house often pay top prices for what is really a renovation project.

5 Mistakes Buyers Make in Shenandoah

15-Second Take
  • Calling the listing agent (who works for the seller)
  • Misjudging the renovation budget
  • Overpaying for an interior lot
  • Underbudgeting the carrying costs
  • Skipping the roof, HVAC, and systems check

The same five mistakes cost buyers the most in any market. Every one is avoidable with the right preparation before you tour.

The convenient west-Davie location is the draw. The deal is won or lost on the product type, the condition, and confirming the right dues tier.

Jon Brooks · Founder, Momentum Realty
7.5B · Buy Score
Resale Strength7.5/10
Renovation Risk5.8/10
Location Efficiency8.4/10
Long-Term Defensibility7.4/10
Carrying Cost Advantage7.2/10

Momentum Intelligence Scores are our proprietary, qualitative assessment based on the analysis on this page, on a 0 to 10 scale. They are a framework for comparing communities, not a guarantee of future value or advice on a specific home.

Why our read on Shenandoah is different.

Most pages on this community are an automated estimate wrapped in stock copy. This one is built from the live BeachesMLS feed, fourteen years of closed sales, and a renovation-by-renovation read of what actually moves value here, lot by lot. No Zestimate, no guesswork.

Live BeachesMLS feed14 years of closed salesRenovation-premium analysisLot-by-lot, no automated estimates
Jon Brooks, founder of Momentum Realty. A housing economist with a background in real estate investment banking at Deutsche Bank and consulting at Ernst & Young, who has built and analyzed Northeast Florida real estate from the ground up.

Which Lots & Views Hold Value Best

Where the value actually sits. Each home is shaded by its price per square foot (a value read, not just a price) and ringed by lot type, so you can see at a glance which pockets carry a real, durable premium and where a renovation play makes sense.

Value ($/sqft)
$261 value$401 premium
Lake / waterPreserveInterior

Fill = price per square foot; ring = lot type, inferred from listing descriptions. Sold homes are shown by realized $/sqft (lot type not always recorded). Asking and recent-sold figures from BeachesMLS; for orientation, not an appraisal.

15-Second Take
  • Match the product type before you compare price
  • Condition is the biggest swing within each product
  • Confirm the dues tier and any townhome building items
  • The west-Davie location off I-75 and I-595 is the durable draw
  • Comp within the matching product and confirm specifics

At Shenandoah the value drivers are the product type and the home's condition, in an established amenitized community in west Davie. Single-family homes and townhomes trade in different lanes, and within each, updated homes hold value over dated ones. Because dues vary by tier and townhomes carry building items, confirm the dues tier, the inclusions, the reserve funding, and any special assessment for the specific home, and compare against the closest matching-product sale rather than a blended community average.

Shenandoah in 15 seconds.

Best forBuyers who want an established single-family home or townhome in west Davie with community amenities.
Strong onA convenient I-75 and I-595 location, professional management, and a community pool and common areas.
WatchThe dues tier that applies, townhome building items and reserves, and the condition of the home.
Not forBuyers who want new construction, a gated luxury enclave, acreage, or a single flat HOA.
The edgeAn updated home in the right product tier next to the I-75 and I-595 corridors is a durable value.

HOA, CDD & Fees

15-Second Take
  • Established west-Davie community of homes and townhomes
  • Dues vary by single-family or townhome tier
  • Convenient location off I-75 and I-595
  • Professionally managed with community amenities
  • Product type and condition drive value

Dues vary by product and tier. Reported figures show single-family homes in one range and townhomes in a separate, generally higher range that reflects building items. Confirm the current dues, the tier that applies, and exactly what they cover for the specific home.

Reported inclusions span common-area and grounds maintenance, community roads, the pool, security, and on-site management, with townhome tiers adding building exterior items. Confirm the exact inclusions and the split between community and any sub-association for a specific home.

Amenities reported for the community include a pool and maintained common areas under professional management by Castle Group. Confirm the current amenity set and any usage rules for the specific section.

The takeaway

Selling here is won on condition and view, not the Zestimate. The right number comes from closed comps matched to your renovation level and lot.

Momentum listings (YTD)
97.98%
Sold-to-list ratio across our market for our agents, sellers keeping more of their price.
Market average (YTD)
96.73%
The broader metro average sold-to-list ratio over the same period.
Momentum days on market
64 days
Median days on market for our listings, faster sales mean less carrying cost and stronger leverage.
Market days on market
72 days
The broader metro median over the same period.

Sold-to-list and days-on-market figures reflect Momentum Realty listings versus our market average, year to date. Your home's result depends on pricing, condition, lot, view, and preparation.

In Shenandoah, condition and view decide your number

Because buyers here are weighing your home against renovated comps and cross-shopping Shenandoah, a home priced to the community average instead of its true condition and view either leaves money on the table or sits. A renovated kitchen, newer roof and HVAC, and a golf or lake view all deserve to show up in your price, and a buyer pool reading renovation math needs to be shown why your home is worth it. We build that case with real comps and a pricing strategy for the current market.

What is your Shenandoah home worth?

Get a no-obligation home value based on real comparable sales in Shenandoah matched to your condition, lot, and view, 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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Real comps, not a Zestimate.

Shenandoah Market Scorecard

Balanced Market

Shenandoah is currently a balanced market. About 3.2 months of supply, a median asking price of $732,000, and homes go under contract in about 42 days.

3.2
Months supply
$732,000
Median list
$750,000
Median sold
$376
Per sqft
42
Days on mkt
13/6/48
Active/Pend/Sold

Typical home value in the 33325 ZIP is $609,492, about 27.8% 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.

Frequently Asked Questions

Is Shenandoah single-family or townhomes?
Both. Shenandoah is an established west Davie community that mixes single-family homes and townhomes. Confirm the exact home type for a specific property, since it changes both price and dues.
What are the HOA fees in Shenandoah?
Dues vary by product and tier, with single-family homes in one reported range and townhomes in a separate, generally higher range. Confirm the current dues, the tier that applies, and what they cover for the specific home.
Who manages the community?
Reporting indicates the Shenandoah Community Association is professionally managed by Castle Group. Confirm the current management and any sub-association for the specific home.
What amenities does Shenandoah have?
Reported amenities include a community pool and maintained common areas and roads under professional management. Confirm the current amenity set and any rules for the section.
Where is Shenandoah located?
It is in west Davie, east of I-75 and south of I-595, with Shenandoah Parkway running through the neighborhood, putting the highways within a short drive.
What should I check on a townhome here?
Confirm the building exterior and roof responsibility, the reserve funding, and any special assessment, in addition to the interior condition, before you offer.
Do Florida's reserve rules affect Shenandoah?
They can affect townhome and attached product. Florida's post-2024 rules limit waiving or underfunding structural reserves for qualifying buildings, so review the reserve study and any assessment for the relevant association.
What schools serve Shenandoah?
The community is part of Broward County Public Schools. Assignment is by address and changes periodically, so confirm the exact zoned schools for a specific home with the district.
Is there a CDD fee?
Confirm whether any CDD or special assessment applies to a specific parcel as a matter of course, separate from the regular dues.
Is Shenandoah a good investment?
An established, amenitized community in a convenient west-Davie location supports steady demand, with value turning on the product type and the home's condition. This is not a guarantee of future value.
Should I use the listing agent to buy here?
No. The listing agent works for the seller. Because the product type and condition drive value, having your own representation to read the home, the comps, and the dues tier is the highest-leverage decision you make.
What is the area like?
It is an established, amenitized community in west Davie, convenient to I-75 and I-595, Nova Southeastern University, and Broward shopping.
How is the commute?
It is in west Davie with quick access to I-75 and I-595, putting Sawgrass Mills, downtown Fort Lauderdale, the airport, and Miami-Dade within reach.
You want an established single-family home or townhome in west DavieExcellent fit
You value a convenient location off I-75 and I-595Excellent fit
You want community amenities and professional managementExcellent fit
You are comfortable confirming which dues tier appliesExcellent fit
You will confirm the product type, condition, and duesExcellent fit
You want new construction or a gated luxury enclaveProbably not
You want acreage or a very large estate lotProbably not
You want a single flat HOA with no product tiersProbably not
You are unwilling to confirm the dues tier and conditionProbably not
You want resort-scale private amenitiesProbably not

Get the inside read on Shenandoah

Whether you are buying a renovation project, comparing the lots and views, weighing the carrying costs, or selling your Shenandoah home, tell us what you need. Every inquiry comes straight to us. We represent you, not the seller, and what your agent is paid is negotiable and set in a written buyer agreement up front. No obligation, no spam, no high-pressure follow-up.

We respond personally, usually the same day.

You are all set.

A Momentum Realty Shenandoah specialist will reach out personally, usually the same day.

BeachesMLS logo
Photography on this page is sourced from active and recently sold MLS listings in this community and remains the property of the listing brokerage and/or photographer. Source: Listing photos provided by BeachesMLS, Inc. Information deemed reliable but not guaranteed.

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