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.
As of September 2026, the MLS records 7 closed sales in Shenandoah Sec Three in Davie, FL since 2016, the most recent in October 2025. 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 $12,300 ($11,470 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).
Shenandoah Sec Three is a small residential pocket in Davie, and the honest starting point is that the current MLS snapshot gives us no community amenities and no active price signal to lean on. That means value here is set at the individual property level — lot, layout, and above all condition — rather than by any shared feature set that lifts the whole community.
For a buyer, that puts the work on comparing homes directly and reading each listing on its own merits. For a seller, it means condition and presentation carry the pricing conversation; there is no amenity story doing the selling for you. We would rather set that expectation now than dress up a thin data picture.
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 Sec Three is a modest, self-contained neighborhood in Davie, Broward County, without identified shared amenities in the current listings — the kind of place where the specific house, not a community package, drives the decision.
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.
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 a central Broward / Davie location over on-site features
- Renovation-minded buyers comfortable underwriting a home on condition
- Value-focused buyers who will compare each listing against nearby comparables
Probably not for
- Buyers who want pools, clubhouses, or other shared community amenities
- Those who need a robust, active pricing picture before committing
- Anyone wanting a turnkey home with zero updating appetite and no interest in condition trade-offs
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 Three, 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.
Reading a thin-data pocket
With no community amenities surfacing from current MLS listings, the differentiators in Shenandoah Sec Three come down to the fundamentals: the parcel, the floor plan, and how much updating a given home has had. In a market segment like this, two homes on the same street can justify very different prices purely on condition, and that spread is the thing to underwrite carefully before you write an offer.
The Davie location gives you central Broward positioning, which is the practical draw here rather than any on-site feature. We would evaluate each listing against nearby comparables and against your own renovation appetite, because that is where the real negotiating leverage sits when there is no amenity premium in play.
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
When a community offers no amenity story and a thin listing picture, our value is in the ground-level read: pulling the right comparables, pricing condition honestly, and telling you plainly when a specific home in Shenandoah Sec Three is or isn't worth the ask. We would rather talk you out of an overpriced listing than push you into one.
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 →
Should you buy in Shenandoah?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Under-contract shares | Beaches MLS records, as of 2026-09-20 |
| Historical depth | Closed-sale records back to 2016 (7 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 Three fits the bigger picture — live prices, inventory, and Momentum Scores:
Common questions about Shenandoah
Where is Shenandoah?
Shenandoah is a community in Davie, Broward County, Florida, ZIP 33325.
Are there homes for sale in Shenandoah right now?
No active listings inside Shenandoah at the last feed refresh. The nearest homes for sale, with distances from the community, are shown on this page and refreshed nightly.
Does Shenandoah have an HOA or CDD?
No HOA is on record for Shenandoah in our data. Verify dues, what they cover, and any special assessment for a specific address before you offer.
Answers are generated from county property records, MLS feeds and the figures on this page, as of the page date; deemed reliable but not guaranteed.
Nearby Communities
Explore more neighborhoods near Shenandoah with Momentum Realty’s local guides.