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.
Photo via Beaches MLS
As of September 2026, the MLS records 30 closed sales in Shenandoah Sec One 128-8 in Davie, FL since 2016, the most recent in September 2025. Recorded prices since 2024 ran from $518,000 to $802,000 (median $800,000), on homes of 1,413 to 2,129 sq ft. Across Davie as a whole, 483 homes closed in the last 12 months at a median of $620,000, 54 median days on market, with 141 homes for sale today. At that median and Broward County's FY2025-26 rate of 19.84 mills, annual property tax runs about $15,870 ($15,040 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 | 284 (FL DOR 2025 assessment roll) |
| Years built | 1987–1992 (median 1987.0) |
| Typical living area | 1,876 sq ft (median) |
| Amenities listed by sellers | Park, Playground |
| For sale right now | 0 active, 0 pending |
| Owner-occupied (homestead) share | 84% |
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 One 128-8 key facts,” movewithmomentum.com/neighborhoods/shenandoah-sec-one-128-8, data as of September 20, 2026.
Shenandoah Sec One is a Davie subdivision with little public data and no recorded closings in the past year. The community name comes from plat records, but the MLS has not shown recent turnover, which typically signals either a very small footprint or a stable ownership base with minimal for-sale inventory.
Without sales velocity or visible amenities, pricing here is opaque. A buyer should expect condition, lot placement, and individual home updates to drive every negotiation. A seller will need to price off scattered comps in the broader Davie market and accept longer marketing cycles.
Nearby homes for sale
No active listings inside Shenandoah Sec One 128-8 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 Sec One is a quiet Davie subdivision with no recorded sales activity over the past year and no community amenities captured in current MLS data.
BeachesMLS sales records identify 808 homes in Shenandoah that have changed hands since 2003, built between 1986 and 2010 (median 1989), with a median living area of about 1,886 sq ft and a typical 4-bedroom, 2.5-bath layout; 100% are single-family homes. Source: BeachesMLS closed-sale history compiled by Momentum Research; counts reflect homes with a recorded MLS sale, not every home in the community.
County records show 15 qualified sales in Shenandoah across 2024–2025 (10 in 2024, 5 in 2025), median $689,000 — the last recorded sale per parcel on the Florida DOR 2025 assessment roll, independent of the MLS.
Pre-construction details are compiled from public records, builder announcements and builder listings, and are subject to change without notice; figures are deemed reliable but not guaranteed. Momentum Research figures are our own analysis. This page describes homes, pricing and community attributes, not residents.
Who Shenandoah is best for.
Best for
- Buyers prioritizing privacy and minimal HOA oversight in a quiet Davie enclave
- Investors or owner-occupants comfortable pricing off individual condition rather than community comps
- Households with patience for a slower marketing or search cycle
Probably not for
- Buyers who rely on recent sales data and comp density to validate purchase price
- Anyone seeking community amenities, structured HOA services, or a resort-style lifestyle
- First-time buyers who need turnkey confidence and abundant recent transaction evidence
The market around Shenandoah
Shenandoah is too small for its own price trend, so here is the market around it.
In ZIP 33325, 149 homes are on the market and 22% are under contract — a steady corner of Davie.
Across Broward County, 14,300 homes are active and 3,189 pending (18% under contract).
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.
ZIP and county figures describe the wider market, not Shenandoah specifically. Momentum Research analysis of MLS records.
Housing distress & ownership in Shenandoah Sec One 128-8, 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 you are actually buying
The most honest thing to say about Shenandoah Sec One is that the market is silent. No closings in the last year means no recent price anchor, no visible trend, and no crowd of competing buyers. This can be opportunity or liability, depending on motivation.
Without turnover data, every home here trades on its own story: lot size, interior condition, roof age, and seller urgency. There is no amenity infrastructure to lean on and no rhythm of sales to calibrate against. If you tour a listing, you are evaluating the property in near-isolation, which puts more weight on inspection, appraisal, and your own tolerance for discovery.
For a seller, marketing takes patience. Buyers in Davie have choices, and a subdivision with no comp trail and no amenity draw requires either sharp pricing or a motivated audience willing to value privacy and the absence of HOA obligations.
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
In a subdivision with no sales volume and no amenity story, pricing becomes art and negotiation becomes everything. Momentum pulls comps from across Davie, models condition adjustments, and tells you what the appraisal will say before you write the offer. We do not guess; we comp, we walk the property, and we negotiate with the data that matters when the market is quiet.
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
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
| Live listings | Beaches MLS, refreshed twice daily (last: September 12, 2026) |
| Housing stock & ownership | Florida DOR assessment roll (street-list match (6 streets, ZIP 33325)) |
| Under-contract shares | Beaches MLS records, as of 2026-09-20 |
| Historical depth | Closed-sale records back to 2016 (30 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.
Looking to buy here? Search homes for sale →
What’s your home worth in your area?
A real valuation with real comps from a local listing agent, not an instant algorithm. Response within one business day.
See how Shenandoah Sec One 128-8 fits the bigger picture — live prices, inventory, and Momentum Scores:
Nearby Communities
Explore more neighborhoods near Shenandoah with Momentum Realty’s local guides.