The Shenandoah market

Market report · Neighbourhood · Aug 2026

The Shenandoah market, in numbers

Part of Fort Lauderdale — see the Fort Lauderdale report

Homes in Shenandoah typically sell in about 72 days, close around 2.7% under ask, prices are up 43.7% on a year ago. With 12.0 months of inventory, it’s a buyer’s market.

Some comparisons are hidden until at least 3 transactions close in a month. Medians below are drawn from very small samples — treat them as indicative.

Median sale price

$615k

↓ −6.8% MoM↑ +43.7% YoY

5 sales closed in Aug 2026

Median rent

$3,750/mo

↓ −13.3% MoM↑ +7.1% YoY

1 leases closed in Aug 2026

Low sample

Time to sell

72 days

typical days on market

Days from listing to going under contract.

Negotiation room

2.7% under ask

typical closing vs asking price

How far below the asking price homes typically close.

Months of inventory

12.0 mo

buyer’s market

Active listings divided by the monthly sales pace. Under 4 months favors sellers; over 6 favors buyers.

+4% vs Fort Lauderdale overallmedian sale price

Sells 14 days faster than Fort Lauderdaledays on market

HOA fees 0.09× the Fort Lauderdale averageper sqft, monthly

Your questions, answered

Straight answers from Shenandoah’s closed transactions.

What does a home here cost?

The median sale closed at $615k in Aug 2026, up 43.7% on a year ago. Typical sales ranged $508k–$736k.

What income do you need to buy here?

At a 6.5% 30-year mortgage with 20% down, the median home runs about $4,170/mo including taxes and HOA — comfortable at a household income around $167k a year, using the 30% rule. Renting instead costs $3,750/mo.

Is now a good time to buy?

12.0 months of inventory points to a buyer’s market, and sellers are accepting about 2.7% under ask. Prices are still climbing, so waiting has a cost.

How fast do homes sell?

About 72 days from listing to contract in Aug 2026. The pace picks up toward June and slows around September.

How much room is there to negotiate?

Closings typically land 2.7% under asking price, and 50% of active listings have already reduced their price (median cut 3.9%).

When is the best time to list?

Closings peak in June and bottom out around September. Listing four to six weeks ahead of the peak historically gets the most eyes.

Is it a good rental investment?

Yield needs at least 3 closed sales and 3 closed leases in a month — this area doesn’t clear that bar yet.

Buying vs renting

Price-to-rent ratio is 13.7 — buying typically starts to beat renting after roughly 3–4 years here.

To buy — median sale price

Sale price, $

$615k↓ −6.8% MoM↑ +43.7% YoY

Aug 2026 — median $615k · 5 sales · 72 days on market

$500k

$1.0M

$1.5M

$2.0M

Sep ’25

Nov ’25

Jan ’26

Mar ’26

May ’26

Jul ’26

To rent — median monthly rent

Monthly rent, $

$3,750/mo↓ −13.3% MoM↑ +7.1% YoY

Aug 2026 — median $3,750/mo · 1 leases · 39 days on market · low sample

$2,000

$4,000

$6,000

$8,000

Sep ’25

Nov ’25

Jan ’26

Mar ’26

May ’26

Jul ’26

MedianTypical range (5th–95th percentile)3+ closingsUnder 3 (low sample)No closings (activity only)Tap or hover any month for its numbers.

What each size costs

Medians over the last 12 months.

Beds

To buy

To rent

Volume

2 beds

$450k

—

1 closed Low sample

3 beds

$568k

$3,924/mo

36 closed

What sells here

Sales mix and median price by property type, last 12 months.

House

$677k

96% of sales · 44 closed

Townhouse

$500k

4% of sales · 2 closed

Low sample

Market depth

Supply and demand

Listings per month

Aug 2026 — 5 closed · 6 new · 60 active

Sep ’24

Dec ’24

Mar ’25

Jun ’25

Sep ’25

Dec ’25

Mar ’26

Jun ’26

ClosedActive (on market)New listings

Seasonality

Avg closings

Listings move fastest in June

Average closings by calendar month, drawn from at least two years of history.

Price-cut pressure

% of active listings

Aug 2026 — 50% of active listings cut · median cut 3.9%

25%

50%

75%

Sep ’24

Dec ’24

Mar ’25

Jun ’25

Sep ’25

Dec ’25

Mar ’26

Jun ’26

3-month averageSingle month

HOA fees per sqft

$ per sqft, monthly

$0.05 per sqft · Aug 2026

$0.00

$0.10

$0.20

$0.30

Sep ’24

Dec ’24

Mar ’25

Jun ’25

Sep ’25

Dec ’25

Mar ’26

Jun ’26

Median monthly HOA fee per square foot among closed sales.

How neighbourhoods compare across Fort Lauderdale

Median sale price, last 12 months. Tap a row to open its report.

$11.28M

$5.72M

$4.3M↑ +103.8% YoY

$3.61M↑ +9.5% YoY

$3.54M

$2.1M↑ +55.7% YoY

$1.9M↓ −13.8% YoY

$1.3M

$1.24M

$1.2M↑ +104.8% YoY

$1.15M↓ −15.7% YoY

$1.11M↑ +7.8% YoY

$1.11M↑ +121.6% YoY

$989k↑ +96.9% YoY

Harbour Isles of Fort Lauderdale

$987k↑ +53.7% YoY

$973k↑ +45.8% YoY

$958k

$934k↑ +33.1% YoY

$916k↑ +98.5% YoY

$893k↑ +14.6% YoY

$874k

$830k↓ −9.6% YoY

$821k↑ +15.7% YoY

$748k↑ +38.1% YoY

$745k↑ +115.2% YoY

$723k↓ −34.0% YoY

$703k↑ +130.3% YoY

$702k

Emerald Estates at Weston

$695k↓ −45.8% YoY

$690k

$666k↑ +43.7% YoY

$664k

$645k

$631k↓ −1.8% YoY

Rolling Hills Golf and Tennis Club

$610k

$565k↓ −24.1% YoY

$551k↓ −38.1% YoY

$548k

$542k↓ −32.3% YoY

$525k

$523k

$519k

$514k↑ +58.3% YoY

$513k↑ +19.0% YoY

$505k

$495k↑ +15.8% YoY

Sunrise Golf Village West

$486k↑ +2.8% YoY

$485k↓ −23.8% YoY

$480k↑ +49.4% YoY

$479k↑ +8.9% YoY

$477k

$472k↓ −17.8% YoY

$463k

$463k

$463k

$463k

$452k↑ +5.0% YoY

$449k

$438k↑ +1.3% YoY

$436k↓ −4.8% YoY

$436k↑ +5.5% YoY

$430k↑ +34.7% YoY

Sunrise Golf Village East

$426k↑ +24.7% YoY

$425k

$425k↓ −1.9% YoY

$425k↓ −14.1% YoY

$424k↓ −52.9% YoY

$418k↑ +7.9% YoY

$418k↓ −10.0% YoY

$417k

$411k↑ +3.3% YoY

I-95 Business Corridor South

$410k

Lauderdale Lakes North Gate

$405k

$401k↓ −29.3% YoY

$400k

$399k↓ −1.1% YoY

$396k↓ −3.5% YoY

$393k↓ −5.8% YoY

$388k

$383k↓ −32.5% YoY

$373k↑ +71.4% YoY

$370k

$366k

$366k↓ −40.0% YoY

$363k↓ −0.8% YoY

$358k

$351k

Arrowhead Golf & Tennis Club

$348k↑ +5.9% YoY

The Mainlands of Tamarac Lakes

$344k↓ −14.3% YoY

Hampton Hills Condominiums

$328k

$323k↑ +45.2% YoY

$317k

$309k↓ −14.9% YoY

$305k↓ −16.5% YoY

Villas at Woodland Greens

$304k

Coral Ridge Towers North Condominiums

$297k↑ +33.3% YoY

Oakland Estates

$287k↑ +253.3% YoY

Georgetown

$280k↓ −10.2% YoY

Lauderdale Tower Condominiums

$280k

100

Spring Tree

$279k↑ +24.5% YoY

101

Pine Island Ridge

$253k↑ +19.7% YoY

102

Park City

$253k↑ +69.1% YoY

103

Sail Boat Lake Pointe

$251k

104

Westwood

$230k↑ +46.0% YoY

105

River Manor

$220k

106

The Cypress at Woodmont

$202k

107

Oakland Forest

$198k↑ +17.8% YoY

108

Leisure by the Sea North

$190k

109

Coral Ridge Towers South Condominiums

$188k

110

Arrowhead Condominium

$181k

111

Three Lakes

$172k↓ −26.2% YoY

112

Marina Oaks

$168k

113

Lake Emerald

$153k

114

The Village at Harbor Beach Condominiums

$150k↓ −23.1% YoY

115

Woodland Lakes

$150k↓ −21.2% YoY

116

Lauderdale Lakes East Gate

$137k

117

Greens of Inverrary

$125k

118

Inverrary

$120k↓ −8.0% YoY

119

Lauderdale Lakes West Gate

$106k↑ +110.0% YoY

120

Sunrise Lakes

$101k↓ −23.1% YoY

121

Lauderhill East

$90k

Homes for sale in Shenandoah →Rentals in Shenandoah →

Based on 136 closed transactions over the period shown · Updated Sep 1, 2026 · Medians drawn from fewer than 3 closings are flagged as low sample.