Shenandoah
Homes for Sale in Davie, FL
All 450 homes for sale in Davie, FL · median $425,000 · 58 homes for sale in 33325 · Broward County homes for sale
True comps, carrying-cost math, and listings before the portals.
Photo via Beaches MLS
Shenandoah Sec Two 128-22 is a community in Davie, Broward County, FL. Across Davie as a whole, 136 homes closed in the last 12 months at a median of $613,000, 45 median days on market, with 434 homes for sale today. At that median and Broward County's FY2025-26 rate of 19.84 mills, annual property tax runs about $12,160 ($11,330 with the full homestead exemption).
Part of the Shenandoah master-planned community in Davie, FL — see all Shenandoah homes for sale (0 listings across 8 villages and sections in the MLS).
Part of Shenandoah, Davie, FL — see all Shenandoah homes for sale (11 listings across 7 sections in the MLS).
Shenandoah Sec Two is a small Davie subdivision with very shallow recent transaction history—just three closings in the past quarter. The median price of $749,500 and median cost per square foot of $343.61 are useful as a snapshot, but in a sample this narrow, each sale carries outsize influence. Think of this as a signal, not a statistic: homes here command three-quarter-million-dollar prices, but condition, lot position, and updates will swing individual outcomes more than any neighborhood norm.
The median twenty-seven days on market suggests decent absorption when inventory does appear, but the lack of volume means a buyer may wait months for the right listing, and a seller should prepare for a thin buyer pool. This is not a liquid market. Pricing must be sharp, and expectations should account for the reality that your next-door comp may be six months old or reflect a meaningfully different product.
Figures in this note are as of July 16, 2026. The live market numbers elsewhere on this page update nightly and are newer.
Nearby homes for sale
No active listings inside Shenandoah Sec Two 128-22 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 Two is a quiet Davie neighborhood where sales are infrequent and each transaction tells its own story; recent closings point to a mid-seven-figure median, but shallow volume means patience and precision matter more than trend-chasing.
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 12 qualified sales in Shenandoah across 2024–2025 (7 in 2024, 5 in 2025), median $770,000 — 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 targeting Davie's semi-rural character at a mid-seven-figure budget who can wait for the right listing
- Sellers with a well-maintained home willing to price decisively in a market where inventory is scarce
- Households prioritizing lot size and privacy over amenity-rich subdivisions with frequent turnover
Probably not for
- Buyers who need to close within sixty days and cannot afford to wait for inventory to surface
- Investors seeking high transaction volume and liquid comps for rental underwriting or quick flips
- Households expecting resort-style amenities or a vibrant HOA calendar and regular neighborhood events
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 4.0 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.
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 actually moves the needle here
In a subdivision this small, the market is less about community reputation and more about individual home appeal. The median price sits at $749,500, but with only three closings in the window, that figure is a center point in a very wide spread—not a floor or a ceiling. Condition, square footage, lot characteristics, and updates drive value more than any neighborhood premium. A well-kept home can move in under a month; one that needs work or is priced optimistically will sit.
Broward's Davie corridor offers equestrian zoning, larger lots, and a semi-rural feel minutes from urban infrastructure, but Shenandoah Sec Two itself has no identified community amenities in current MLS data. What you buy is the home and the location, not a resort-style pool or clubhouse. Expect a neighborhood of single-family detached residences on plots that afford some breathing room, but don't expect turnkey inventory to arrive on a predictable schedule.
For sellers, the twenty-seven-day median DOM is a green light—if you price correctly. In thin markets, overpricing is punished quickly, and comps are sparse enough that appraisers and buyers alike will scrutinize every detail. For buyers, be ready to move when something fits, and understand that the next comparable listing may not surface for months. This is a market that rewards decisiveness and penalizes hesitation on both sides.
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
Thin markets demand sharp pricing and clear-eyed counsel. Momentum Realty brokers know when to price aggressively and when to walk away, and we will not waste your time chasing comps that do not apply or inventory that is not coming. Whether you are selling into a narrow buyer pool or waiting for the right listing to surface, we bring the transaction discipline and market honesty that low-volume neighborhoods require. No hype, no guesswork—just the read that gets the deal done or saves you from the wrong one.
Shenandoah in 15 seconds.
Email me new listings in Shenandoah
One e-mail a day, only when a home lists here, with price, beds, baths and a link to every listing. Straight from the MLS feed; no account needed.
Ask an agent about Shenandoah
Have a question about the homes, fees, rules or commute here? A Momentum agent who works Shenandoah will answer, and the answer is published on this page for the next buyer.
HOA, CDD & Fees
- HOA dues reported around $78/month (about $936/yr) · median of 32 MLS listings, most billed monthly
- Any club/amenity membership is billed separately
Listings in this community report association dues of about $78 per month ($936 a year) — the median AssociationFee across 32 MLS records, normalised to a monthly figure; most are billed monthly. 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 all homes for sale in Davie →
| Location | Davie, Broward County, FL · ZIP 33325 |
|---|---|
| Homes in the community | 242 (FL DOR 2025 assessment roll) |
| Years built | 1987–1991 (median 1988.0) |
| Typical living area | 2,363 sq ft (median) |
| Amenities listed by sellers | Laundry, Pool |
| For sale right now | 0 active, 0 pending |
| Owner-occupied (homestead) share | 90% |
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 key facts,” movewithmomentum.com/neighborhoods/shenandoah-sec-two-128-22, data as of September 20, 2026.
Housing distress & ownership in Shenandoah Sec Two 128-22, 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.
More Davie home searches
- All homes for sale in Davie, FL
- Homes for sale in Broward County, FL
- Davie pool homes for sale
- Gated communities in Davie
- Davie home values: what is my house worth?
Davie guides & data
- Market data
- Cost of living
- Best neighborhoods (ranked by data)
- Best neighborhoods
- Flood zones
- Property taxes (Broward County)
- Homestead exemption (Broward County)
- Home insurance cost
Florida buyer guides
- Florida home insurance rates by county
- Florida property tax by county
- Florida property tax calculator
- What flood zone X means
- The 4-point inspection, explained
- Florida flood insurance calculator
- Florida housing market map
- Interactive housing market map (county, ZIP and community)
- Save Our Homes tax estimator
- How to stop a foreclosure in Florida
Real estate agent in Davie? Join Momentum in Davie: 100% commission, one $12K cap.
Recent Developments in Shenandoah Sec Two 128 22
Development, infrastructure, retail, and school activity affecting Shenandoah Sec Two 128 22, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated November 2026.
- October 2026Market
Broward September sales fall 9.7% as active listings drop 14% and condo median slides to $235,000
Miami Realtors reported Broward total home sales of 1,825 in September 2026, down 9.7% from a year earlier. The single-family median rose 2.4% to $641,500 while the condo median fell 14.6% to $235,000. Active listings fell 14% to 13,933, leaving 4.2 months of supply for single-family homes and 10.2 for condos, with mortgage rates at 7.46%.
What it may mean for the marketSingle-family inventory remains comparatively tight while condo supply is deep, so buyers in Broward face very different conditions depending on property type. The site is about 9 miles northwest of Shenandoah Sec Two 128 22.
Source: Miami Realtors - October 2026Market
Broward industrial construction pipeline falls to about 994K SF as vacancy holds at 7.5%
Colliers third-quarter 2026 data cited by Bisnow shows Broward's industrial construction pipeline shrank to roughly 994K SF from 1.4M SF, with vacancy near 7.5% and positive absorption. FRP Holdings is planning a 300K SF logistics center in Southwest Ranches. Developers across South Florida cite high build costs relative to current rents.
What it may mean for the marketFewer new warehouse deliveries may tighten industrial space for local employers, while the planned Southwest Ranches logistics center points to some continued distribution-sector jobs in western Broward. The site is about 2 miles northeast of Shenandoah Sec Two 128 22.
Source: Bisnow - October 2026Infrastructure
Broward Transit plans study of $1 billion light rail linking airport, Port Everglades and convention center
Broward County Transit plans to procure a Project Development and Environment study and preliminary engineering for a light-rail line costing just over $1 billion. It would connect Fort Lauderdale-Hollywood International Airport, Port Everglades and the convention center as part of the $4.3 billion PREMO plan. No construction timeline has been published.
What it may mean for the marketIf built, the line would improve transit access between the airport, seaport and convention center. The site is about 9 miles east of Shenandoah Sec Two 128 22.
Source: Hoodline - September 2026Development
El-Ad National Properties renames $1 billion Davie project The Plaza Davie District
The first building at 4820 Park Way has topped out with 288 units, with Phase One targeted for early 2027. The three-phase project would total about 1,292 rental residences and 36,000 square feet of restaurant and retail space. Cost is reported at $1 billion.
What it may mean for the marketThe project adds rental inventory and walkable retail and dining in central Davie. The site is about 4 miles south of Shenandoah Sec Two 128 22.
Source: Florida YIMBY - September 2026Infrastructure
JetBlue adds 14 nonstop routes from Fort Lauderdale-Hollywood International Airport
Eight routes launched in July 2026, including Chicago, Houston and Nashville, and six more are scheduled from October through November, including Barranquilla, Cali, Columbus, Indianapolis and San Diego. JetBlue ran nearly 130 daily departures at FLL in summer 2026 and expects more than 150 by year end.
What it may mean for the marketMore nonstop service expands travel options and airport-related activity for residents of Broward County. The site is about 8 miles southeast of Shenandoah Sec Two 128 22.
Source: Nomad Lawyer - August 2026Development
Broward County seeks land use change for 154-acre mixed-use district around Amerant Bank Arena in Sunrise
Broward County submitted an application to the city of Sunrise to change the land use designation of a 154-acre site, much of it the arena parking lot. The concept includes about 1,400 multifamily units (15 percent affordable), 300,000 square feet of commercial space, 1.6 million square feet of office or educational space, 600 hotel rooms and about 10 acres of public space. Sunrise commissioners must act first, and an adoption hearing would likely follow within six months.
What it may mean for the marketIf approved, the plan would add housing supply, office and hotel space and retail access in west-central Broward over a multi-year buildout. The site is about 4 miles northwest of Shenandoah Sec Two 128 22.
Source: The Hockey News
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.
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: November 5, 2026) |
| Housing stock & ownership | Florida DOR assessment roll (street-list match (8 streets, ZIP 33325)) |
| Under-contract shares | Beaches MLS records, as of 2026-09-20 |
| Historical depth | Closed-sale records back to 2016 (47 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. A Momentum agent can 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 Two 128-22 fits the bigger picture — live prices, inventory, and Momentum Scores: