Shenandoah
Homes for Sale in Gainesville, FL
All 800 homes for sale in Gainesville, FL · median $298,030 · 118 homes for sale in 32605 · Alachua County homes for sale
True comps, carrying-cost math, and listings before the portals.
As of October 2026, Shenandoah in Gainesville, FL has 1 home for sale. As of October 2026, the MLS records 34 closed sales in Shenandoah in Gainesville, FL since 1990, the most recent in January 2025. Recorded prices across those 34 sales ran from $187,900 to $885,000 (median $380,000), on homes of 2,578 to 5,201 sq ft. Across Gainesville as a whole, 2,249 homes closed in the last 12 months at a median of $335,500, 50 median days on market, with 562 homes for sale today. At that median and Alachua County's FY2025-26 rate of 16.56 mills, annual property tax runs about $6,290 ($5,640 with the full homestead exemption).
Shenandoah right now
🟢 Buyer-leaning market. 12.0 months of supply and 0% 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 Stellar MLS records, as of August 2, 2026. Confidence: Low (1 active and pending listings, 0 closed sales in 12 months).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
· Updated October 2, 2026 · Live data: Stellar MLS, refreshed twice daily · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
The market around Shenandoah
Shenandoah is a small community — 14 recorded sales on file, most recently in 2021 — too few for its own price trend. Here is the market around it.
In ZIP 32605, 172 homes are on the market and 23% are under contract — a steady corner of Gainesville.
Across Alachua County, 1,305 homes are active and 417 pending (24% under contract).
Homes here are single family residence.
ZIP and county figures describe the wider market, not Shenandoah specifically. Momentum Research analysis of MLS records.
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 2026-10-01, priced high to low. Based on Stellar MLS data distributed by MLS GRID for the period 1990 through 2025. Tap any home to ask about it.
Every Home for Sale in Shenandoah Gainesville Right Now (1)
All 1 active and pending Shenandoah Gainesville listings with a detail page, newest first, refreshed twice a day from the MLS.
- 7815 NW 20th Lane · $1,075,000 · 5 bd / 4.5 ba · pending · listed Jul 16, 2026 · listed by Coldwell Realty Sold Guarantee
Life at Shenandoah
- Security Gate · reported on 1 of 1 listings
Community amenities as reported across Stellar MLS listings in this community; deemed reliable but not guaranteed. Verify current amenities and access with the HOA.
Schools
- Alachua County Public Schools
- Verify the zoned schools by address
- Magnet and choice options may be available
- Meadowbrook Elementary School-AL · Elementary
- Fort Clarke Middle School-AL · Middle
- F. W. Buchholz High School-AL · High
Zoned schools reflect the assignments reported on recent Shenandoah listings and can change; always confirm with Alachua 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 F. W. Buchholz High School-Al
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.
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 Shenandoah.
A closer look at the Shenandoah market
Inventory runs at 12.0 months of supply, a buyer-leaning market.
The housing stock is 846 homes built between 1925 and 2022, and 74% 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.
HOA, CDD & Fees
- HOA dues reported around $8/month · median of 19 MLS listings, most billed annually
- Any club/amenity membership is billed separately
Listings in this community report association dues of about $8 per month - the median AssociationFee across 19 MLS records, normalised to a monthly figure; most are billed annually. Dues change with budgets and can differ by section or product type; confirm the current figure with the association before you offer. Source: MLS listing records, 2026-10.
Confirm the current HOA dues, exactly what they cover, and any CDD bond or special assessment for a specific address before you offer.
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 homes for sale in Shenandoah on the map →
Recently off market in Shenandoah
Homes in 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. 1 on record.
- 7812 NW 18Th Lane · off market
The real cost & risk here
Before the list price, the Florida math the portals skip. These are Alachua 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 · Alachua 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.
20% of homes for sale in ZIP 32605 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 (2026-10-02).
Shenandoah Market Scorecard
Shenandoah is currently a no active listings market. Limited supply, a median asking price of n/a.
Typical home value in the 32605 ZIP is $306,219, about 26.2% below the Florida norm (Zillow Home Value Index).
Go deeper: ZIP market scorecard · county scorecard · true cost calculator · affordability calculator.
Live data: Stellar MLS, distributed by MLS GRID, 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 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 Gainesville 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?
Data sources & freshness
| Live listings | Stellar MLS, refreshed twice daily (last: October 1, 2026) |
| Housing stock & ownership | Florida DOR assessment roll (street-list match (4 streets, ZIP 32605/99999)) |
| Under-contract shares | Stellar MLS records, as of 2026-08-01 |
| Historical depth | Closed-sale records back to 1990 (34 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 Stellar 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?
You just read the data. Now see what your home is worth.
The numbers on this page move markets in the aggregate. The number that matters to you is what a buyer pays for your address. Momentum sells for 1.25% above the Stellar MLS member average and 8 days faster, and we’ll price yours against live your area 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 fits the bigger picture — live prices, inventory, and Momentum Scores:
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