Shenandoah
Homes for Sale in Davie, FL
All 450 homes for sale in Davie, FL · median $425,000 · 56 homes for sale in 33325 · Broward County homes for sale
True comps, carrying-cost math, and listings before the portals.
As of November 2026, the MLS records 1 closed sale in Shenandoah Section Two in Davie, FL, the most recent in August 2026. 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 Section Two is trading at an $820K median on 17.5 days—a seller's tempo in a Davie suburb where lot size and house condition explain most of the variance. The $341/ft. figure reflects larger ranch and two-story layouts on generous parcels; premium goes to pool homes and to anything updated in the past five years.
Six closings in six months is a thin sample, but the 4% year-over-year lift and sub-three-week absorption tell you inventory disappears when it hits the wire. Sellers price close to market and get activity; buyers who hesitate lose the house.
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 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
A low-density Davie enclave where spacious lots and mid-century to newer construction trade quickly at a mid-$800K median; inventory stays lean and absorption stays fast.
BeachesMLS sales records identify 813 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 15 qualified sales in Shenandoah across 2024–2025 (8 in 2024, 7 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
- Buyer with an $820K budget prioritizing lot size and elbow room over amenity access.
- Investor or owner-occupant comfortable evaluating condition variances and moving quickly on the right property.
- Household that values low-density Davie living and does not require a community pool or clubhouse.
Probably not for
- Buyer who needs time to deliberate—inventory here moves in under three weeks.
- Household expecting a menu of active listings to compare; six closings in six months means slim selection.
- Purchaser seeking turnkey resort amenities or a master-planned community experience.
The market around Shenandoah
Shenandoah is too small for its own price trend, so here is the market around it.
In ZIP 33325, 136 homes are on the market and 18% are under contract — a steady corner of Davie.
Across Broward County, 14,784 homes are active and 2,812 pending (16% under contract).
In ZIP 33325 (Davie), 43 homes closed in the last 12 months at a median of $1.27M ($474/sq ft), with a median 39 days on market. Right now 35 active and 7 pending listings put supply at about 9.8 months — a buyer's 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.
Lot equity and scarcity premium
Shenandoah Section Two lacks the clubhouse and resort gate that define nearby country-club subdivisions, so you are buying land and house—not amenity dues. The typical parcel here gives you room for a pool, RV pad, and still-private backyard, a setup that commands the $820K median when the interior is sound. Condition spreads are wide: a tired original will trade below median, a renovated pool home will clear it.
With only six sales over six months, new listings generate immediate showings. The 17.5-day median close clock means accepted offers are moving to title without renegotiation drama or prolonged inspection periods. Appraisals are holding because the comps are tight and recent. For sellers, this is a price-it-right market; for buyers, it is a decide-fast market. Neither group has the luxury of a long dance.
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
In a community with six sales and two-week absorption, the agent who knows which comp had the new roof and which one needs a septic upgrade controls the pricing conversation. Momentum's Broward team tracks condition details the MLS photograph does not show, writes offers that lock the timeline, and will tell you when the next listing two streets over is the better buy. When inventory is scarce and decisions are fast, you need a broker who has already done the homework.
Shenandoah in 15 seconds.
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 | 239 (FL DOR 2025 assessment roll) |
| Years built | 1987–1992 (median 1988) |
| Typical living area | 2,427 sq ft (median) |
| Owner-occupied (homestead) share | 92% |
Data as of November 6, 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-section-two, data as of November 6, 2026.
Housing distress & ownership in Shenandoah Section Two, 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
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Ask an agent about Shenandoah
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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
| Housing stock & ownership | Florida DOR assessment roll (street-list match (7 streets, ZIP 33325)) |
| Under-contract shares | Beaches MLS records, as of 2026-11-06 |
| Historical depth | Closed-sale records back to 2026 (1 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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See how Shenandoah Section Two fits the bigger picture — live prices, inventory, and Momentum Scores:
