Shenandoah
Homes for Sale in Davie, FL
All 453 homes for sale in Davie, FL · median $415,000 · 59 homes for sale in 33325 · Broward County homes for sale
True comps, carrying-cost math, and listings before the portals.
Market Heat
Over the 12 months ending 2026-09-20, 4 recorded sales closed at a median of $750,000, $340 per square foot, a median 87 days on market, sellers accepting 91% of original asking (+18% versus the prior year). At the median price and Broward County's FY2025-26 rate of 19.84 mills, annual property tax runs about $14,880 ($14,050 with the full homestead exemption).
Part of the Shenandoah master-planned community in Davie, FL — see all Shenandoah homes for sale (18 listings across 9 villages and sections in the MLS).
Part of Shenandoah Section Four, Davie, FL — see all Shenandoah Section Four homes for sale (18 listings across 7 sections in the MLS).
| Location | Davie, Broward County, FL · ZIP 33325 |
|---|---|
| Homes in the community | 402 (FL DOR 2025 assessment roll) |
| Years built | 1987–1994 (median 1988.0) |
| Typical living area | 2,124 sq ft (median) |
| Sale prices, last 12 months | $750,000 median across 4 closed sales · $340 per sq ft · +17.8% vs the prior 12 months |
| Days on market (closed sales) | 87 median |
| Owner-occupied (homestead) share | 85% |
Data as of September 20, 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 Sec Four key facts,” movewithmomentum.com/neighborhoods/shenandoah-sec-four, data as of September 20, 2026.
Shenandoah Sec Four is a residential enclave in Davie with no community amenities, meaning the value proposition lives entirely in the homes themselves and their Broward location. The median of $725,000 and $350 per square foot tells you this is single-family territory that trades on interior condition, lot appeal, and proximity to Davie's equestrian district and western Broward employment corridors.
Seven closings over the trailing period and a 34-day median market time point to selective but active turnover. Year-over-year appreciation of 17.1 percent reflects the broader Broward demand surge, but the lack of shared facilities means every purchase decision hinges on the individual parcel and structure. Buyers here are choosing lot and layout over clubhouse and pool.
Shenandoah right now
🟢 Still climbing. The trailing-12-month median ($750K) is up 17.8% from the prior 12 months ($636K). With about 8 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 September 20. Confidence: Low (4 and 8 sales in the two windows).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
· Updated September 27, 2026 · Live data: Beaches MLS, refreshed twice daily · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
Nearby homes for sale
No active listings inside ShenandoahHomes for Sale in Davie, FL 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 September 20, 2026): the median sale price is about $750K ($340 per sq ft over the trailing 12 months of closed sales), and a median 88 days on market for closed sales. The trailing-12-month median is up 18% from the prior 12 months, computed from record-level Beaches MLS closed sales (4 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 4.8 months — a balanced market. See the live ZIP 33325 housing market and the Broward County market.
County records show 26 qualified sales in Shenandoah across 2024–2025 (18 in 2024, 8 in 2025), median $645,000 — the last recorded sale per parcel on the Florida DOR 2025 assessment roll, independent of the MLS.
Shenandoah is a community of 402 homes in Davie, Broward County, built between 1987 and 1994 (median 1988.0), with a median living area of about 2,124 square feet. 85% of parcels are homesteaded, the owner-occupancy proxy in the Florida DOR assessment roll (2025 roll, public records).
A subdivision in western Broward built around detached homes rather than shared amenities, where pricing reflects land and interior finish more than community infrastructure.
Who Shenandoah is best for.
Best for
- Buyers with capital reserves who want a detached home they can renovate or expand without community design review.
- Households prioritizing yard space and privacy in central Broward over shared pools and fitness centers.
- Investors comfortable underwriting individual parcels and factoring deferred maintenance into the basis.
Probably not for
- Buyers expecting amenity-rich living or a uniform neighborhood aesthetic maintained by an active HOA.
- First-time purchasers with limited post-close budget who need turnkey condition at the median price.
- Anyone seeking a community with walking trails, clubhouse, or on-site recreation.
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 Beaches MLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($750K) IS the median in the snapshot above, and the move from 2025 ($636K) IS the +17.8% one-year change.
Windows contain 1 to 22 sales each (4 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.
22% of homes for sale in ZIP 33325 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).
Housing distress & ownership in Shenandoah Sec 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.
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 sets the price in Shenandoah Sec Four
With no amenity overlay to homogenize pricing, the spread in Shenandoah Sec Four comes down to lot size, age of the home, and extent of renovation. The median of $725,000 represents a mix of vintages and updates; condition-driven variance is wide. Buyers should budget for inspection rigor and post-close capital if the home has original mechanicals or deferred envelope work.
Location value here is Davie proper—horse country character, central Broward access, and a short drive to both the Sawgrass Expressway and commercial nodes along University Drive. You are not buying a resort lifestyle; you are buying a detached home in a quiet subdivision with room to breathe. The 34-day absorption suggests motivated sellers clear quickly if priced to the current median, while overreach lingers.
Momentum's local data shows this section drawing buyers who want standalone real estate without HOA recreation fees. If you need a pool or tennis within walking distance, this is not the footprint. If you value privacy, land, and the ability to improve the asset on your own timeline, the market structure rewards due diligence and realistic offers.
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 3 factors (7.6). Basis: Recent Direction +17.8% year-over-year; Owner Commitment 85% owner-occupied; Pricing Power 91.3% sale-to-list. Refreshed with each data update.
Why work with Momentum here
Momentum's Broward team knows western Davie's patchwork of sections and vintages, and we will walk you through the condition variables that explain why two homes on the same street can trade twenty percent apart. We pull permit history, flag deferred maintenance, and help you model post-close capital so your offer reflects the real basis. If a home in Shenandoah Sec Four is overpriced for its bones, we will tell you before you write the contract.
Shenandoah in 15 seconds.
HOA, CDD & Fees
- HOA status not on record. Verify any dues before you offer
- Any club/amenity membership is billed separately
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 all homes for sale in Davie →
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 September 20, 2026 |
| Housing stock & ownership | Florida DOR assessment roll (street-list match (13 streets, ZIP 33325)) |
| Under-contract shares | Beaches MLS records, as of 2026-09-20 |
| Historical depth | Closed-sale records back to 2016 (93 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?
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 Beaches MLS member average and 8 days faster, and we’ll price yours against live local comps.
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See how Shenandoah Sec Four fits the bigger picture — live prices, inventory, and Momentum Scores:
Nearby Communities
Explore more neighborhoods near Shenandoah with Momentum Realty’s local guides.