Shenandoah Sec Two 128-22
Homes for Sale in Davie, FL
True comps, carrying-cost math, and listings before the portals.
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.
The 60-Second Overview
Shenandoah Sec Two 128-22 market snapshot (as of July 15, 2026): the median sale price is about $750K ($344 per sq ft over the trailing 12 months of closed sales), and a median 27 days on market for closed sales.
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.
Who Shenandoah Sec Two 128-22 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
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending July 15 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.
Windows contain 1 to 10 sales each (3 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.
The Shenandoah Sec Two 128-22 buying strategy.
If we were buying in Shenandoah Sec Two 128-22 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 Sec Two 128-22.
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 Sec Two 128-22. 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 Sec Two 128-22 in 15 seconds.
HOA, CDD & Fees
- Mandatory HOA — confirm current dues
- 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 Sec Two 128-22 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 Sec Two 128-22 sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Shenandoah Sec Two 128-22, 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 Sec Two 128-22 home worth?
Get a no-obligation home value based on real comparable sales in Shenandoah Sec Two 128-22, not an automated guess. Tell us about your home and we will personally prepare your numbers and a pricing strategy. No obligation, no spam.
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Frequently Asked Questions
What is the median home price in Shenandoah Sec Two 128-22?
How long do homes in Shenandoah Sec Two 128-22 take to sell?
Who is the best real estate agent for Shenandoah Sec Two 128-22?
How do I find a top Davie real estate agent who knows Shenandoah Sec Two 128-22?
Can Momentum Realty connect me with an agent for Shenandoah Sec Two 128-22?
Should you buy in Shenandoah Sec Two 128-22?
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 July 15, 2026 |
| Under-contract shares | Beaches MLS records, as of 2026-07-12 |
| 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.
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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 your area comps.
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