Shenandoah
Homes for Sale in Davie, FL
All 453 homes for sale in Davie, FL · median $415,000 · 59 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, 6 recorded sales closed at a median of $862,500, $365 per square foot, a median 17 days on market, sellers accepting 98% of original asking (+12% versus the prior year). At the median price and Broward County's FY2025-26 rate of 19.84 mills, annual property tax runs about $17,110 ($16,280 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 | 239 (FL DOR 2025 assessment roll) |
| Years built | 1987–1992 (median 1988) |
| Typical living area | 2,427 sq ft (median) |
| Sale prices, last 12 months | $862,500 median across 6 closed sales · $365 per sq ft · +12.0% vs the prior 12 months |
| Days on market (closed sales) | 17 median |
| Owner-occupied (homestead) share | 92% |
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 Two key facts,” movewithmomentum.com/neighborhoods/shenandoah-section-two, data as of September 20, 2026.
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.
Shenandoah right now
🟢 Still climbing. The trailing-12-month median ($862K) is up 12.0% from the prior 12 months ($770K). With about 3 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 (6 and 9 sales in the two windows).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
· Updated September 27, 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 $862K ($365 per sq ft over the trailing 12 months of closed sales), and a median 18 days on market for closed sales. The trailing-12-month median is up 12% from the prior 12 months, computed from record-level Beaches MLS closed sales (6 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 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.
Shenandoah is a community of 239 homes in Davie, Broward County, built between 1987 and 1992 (median 1988), with a median living area of about 2,427 square feet. 92% of parcels are homesteaded, the owner-occupancy proxy in the Florida DOR assessment roll (2025 roll, public records).
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.
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.
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 ($862K) IS the median in the snapshot above, and the move from 2025 ($770K) IS the +12.0% one-year change.
Windows contain 0 to 9 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.
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 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.
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.
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 (9.0). Basis: Recent Direction +12.0% year-over-year; Owner Commitment 92% owner-occupied; Pricing Power 98.3% sale-to-list. Refreshed with each data update.
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.
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 (34 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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See how Shenandoah Section Two fits the bigger picture — live prices, inventory, and Momentum Scores:
Nearby Communities
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