Shenandoah
Homes for Sale in Davie, FL
All 452 homes for sale in Davie, FL · median $400,000 · 56 homes for sale in 33325 · Broward County homes for sale
True comps, carrying-cost math, and listings before the portals.
Over the 12 months ending 2026-09-20, 7 recorded sales closed at a median of $575,000, $406 per square foot, a median 16 days on market, sellers accepting 100% of original asking (-4% versus the prior year). At the median price and Broward County's FY2025-26 rate of 19.84 mills, annual property tax runs about $11,410 ($10,580 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 | 247 (FL DOR 2025 assessment roll) |
| Years built | 1987–1992 (median 1987) |
| Typical living area | 1,593 sq ft (median) |
| Sale prices, last 12 months | $575,000 median across 7 closed sales · $406 per sq ft · -4.0% vs the prior 12 months |
| Days on market (closed sales) | 16 median |
| Owner-occupied (homestead) share | 83% |
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 Section One key facts,” movewithmomentum.com/neighborhoods/shenandoah-section-one, data as of September 20, 2026.
Shenandoah Section One delivered a $635K median on six closings over the past six months—a solid 9.1 % year-over-year lift that keeps Davie equity momentum intact. The $390/sqft median signals well-maintained homes on larger lots rather than attached density, and turnover at 25 days means condition and pricing discipline matter more than seasonal arbitrage.
For sellers: your window is measured in weeks, not months, but only if you respect the comp stack and pre-list prep. For buyers: expect negotiation leverage to be thin, and budget for title-to-close timelines that reward cash or strong approval letters. This is a prove-it market, not a hope-and-lowball one.
Shenandoah right now
🟡 Off the recent peak. The trailing-12-month median ($575K) is down 4.0% from the prior 12 months ($599K). With about 2 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: Medium (7 and 7 sales in the two windows).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
· Updated October 2, 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 $575K ($406 per sq ft over the trailing 12 months of closed sales), and a median 16 days on market for closed sales. The trailing-12-month median is down 4% from the prior 12 months, computed from record-level Beaches MLS closed sales (7 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 16 qualified sales in Shenandoah across 2024–2025 (10 in 2024, 6 in 2025), median $625,000 — the last recorded sale per parcel on the Florida DOR 2025 assessment roll, independent of the MLS.
Shenandoah is a community of 247 homes in Davie, Broward County, built between 1987 and 1992 (median 1987), with a median living area of about 1,593 square feet. 83% of parcels are homesteaded, the owner-occupancy proxy in the Florida DOR assessment roll (2025 roll, public records).
Shenandoah Section One is a single-family enclave in Davie where recent closings have pushed the median to $635K, reflecting the broader western Broward appetite for larger lots and elbow room beyond the coastal corridor.
Who Shenandoah is best for.
Best for
- Buyers with $635K+ in hand who prioritize lot size and elbow room over proximity to the beach or downtown nightlife.
- Equity-rich move-up buyers exiting townhomes or condos in east Broward and seeking single-family space without leaving the county.
- Buyers who value quiet, established streets and are comfortable with a car-dependent daily rhythm.
Probably not for
- First-time buyers stretching to $600K and expecting builder warranties, HOA pools, or turnkey contemporary finishes.
- Investors hunting cash-flow rentals—single-family resale at $390/sqft in Davie rarely pencils for yield.
- Buyers who need multiple showings per week or want the psychological comfort of ten active listings to compare side-by-side.
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 ($575K) IS the median in the snapshot above, and the move from 2025 ($599K) IS the -4.0% one-year change.
Windows contain 0 to 7 sales each (7 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 Section One, 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 the median tells you
Six transactions over six months is thin but not anemic—it means pricing confidence exists, but inventory choice is limited. The 25-day median time on market is fast enough to reward sharp pricing and penalize optimism, yet not so frenzied that quality gets overlooked. Buyers who move decisively on well-presented homes win; those who wait for the next listing often circle back at a higher number.
The $390/sqft median suggests older construction or larger floor plans rather than recent spec builds; Davie single-family stock in this price band typically trades condition and land over finishes. Expect tile, CBS, mature landscaping, and functional layouts rather than open-concept showrooms. The 9.1 % year-over-year gain is material but not parabolic—appreciation here has been earned by scarcity and location preference, not speculative fever.
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 (7.8). Basis: Recent Direction -4.0% year-over-year; Owner Commitment 83% owner-occupied; Pricing Power 100.0% sale-to-list. Refreshed with each data update.
Why work with Momentum here
In a sub-market this tight, the first showing often decides the outcome. We monitor Broward MLS feeds in real time, flag new Shenandoah listings before they syndicate to the portals, and write offers that close—because we know which lenders move and which title quirks slow western Broward deals. If you are relocating from out of county or comparing three Davie sections on a map, we will tell you which trade-offs matter and which do not, with no upsell.
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?
Is Shenandoah a good place to live?
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 (7 streets, ZIP 33325)) |
| Under-contract shares | Beaches MLS records, as of 2026-09-20 |
| Historical depth | Closed-sale records back to 2015 (25 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 →
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A real valuation with real comps from a local listing agent, not an instant algorithm. Response within one business day.
See how Shenandoah Section One fits the bigger picture — live prices, inventory, and Momentum Scores:
Nearby Communities
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