Shenandoah Section One
Homes for Sale in Davie, FL
True comps, carrying-cost math, and listings before the portals.
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 Section One right now
🟢 Still climbing. The trailing-12-month median ($635K) is up 9.1% from the prior 12 months ($582K). 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 July 15. Confidence: Medium (6 and 6 sales in the two windows).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
Updated July 15, 2026 · Live data: Beaches MLS, refreshed twice daily · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
Shenandoah Section One right now
🟢 Still climbing. The trailing-12-month median ($635K) is up 9.1% from the prior 12 months ($582K). 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 July 15. Confidence: Medium (6 and 6 sales in the two windows).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
Updated July 15, 2026 · Live data: Beaches MLS, refreshed twice daily · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
The 60-Second Overview
Shenandoah Section One market snapshot (as of July 15, 2026): the median sale price is about $635K ($391 per sq ft over the trailing 12 months of closed sales), and a median 25 days on market for closed sales. The trailing-12-month median is up 9% from the prior 12 months, computed from record-level Beaches MLS closed sales (6 closings in the current window).
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 Section One 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.
- Remote professionals or retirees 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.
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 ($635K) IS the median in the snapshot above, and the move from 2025 ($582K) IS the +9.1% one-year change.
Windows contain 0 to 6 sales each (6 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 Section One buying strategy.
If we were buying in Shenandoah Section One 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 Section One.
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 Section One. The deal is won or lost on condition, the comps, and the renovation math.
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 Section One 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 Section One 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 Section One sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Shenandoah Section One, 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 Section One home worth?
Get a no-obligation home value based on real comparable sales in Shenandoah Section One, 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 homes for sale in Shenandoah Section One on the map →
Frequently Asked Questions
What is the median home price in Shenandoah Section One?
How long do homes in Shenandoah Section One take to sell?
Who is the best real estate agent for Shenandoah Section One?
How do I find a top Davie real estate agent who knows Shenandoah Section One?
Can Momentum Realty connect me with an agent for Shenandoah Section One?
Should you buy in Shenandoah Section One?
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 2015 (23 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.
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 ($635K) IS the median in the snapshot above, and the move from 2025 ($582K) IS the +9.1% one-year change.
Windows contain 0 to 6 sales each (6 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.
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 2015 (23 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 your area comps.
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