BEFORE IT WAS / THE BACKSTORY
Developers from Virginia, a small town that lasted four years and a single day that more than tripled the size of Miami. Where Shenandoah and Silver Bluff came from, and what their homes sold for last month.
TWO PRICES / SHENANDOAH & SILVER BLUFF
SHENANDOAH & SILVER BLUFF · SINGLE-FAMILY HOMES · SEPTEMBER 2026
10.9%
below original asking price, net of seller credits (median)
Sales are matched by plat name in the MLS (Shenandoah, East, New and Park Shenandoah plats; Silver Bluff plats) and may miss some homes in the neighborhoods. Not the City of Miami’s own statistics.
September 2026 numbers are based on MLS data for closings September 1–30, 2026 (September 1–30, 2025 for comparison), retrieved in November 2026. Cities are defined by the County municipal code recorded with each sale. Data is entered in the MLS by listing agents; it is deemed reliable but not guaranteed and may contain errors. Includes all brokerages’ sales, not only ours.
Based on information from the Southeast Florida Multiple Listing Service (SEFMLS) / MIAMI Association of REALTORS® for the period September 1–30, 2026, retrieved in November 2026; compiled by The Fragomeno Group, not by the MLS.
The gap compares the final sale price, less seller credits, with the original list price. Includes sales that closed with no days on market. Past sales do not predict the price of any home. With only 6 and 7 sales, one or two homes can move the figures a lot; read them as snapshots, not trends.
That is what Shenandoah & Silver Bluff homes sold for last month. Here is how Shenandoah & Silver Bluff got here.
BEFORE IT WAS SHENANDOAH & SILVER BLUFF
SHENANDOAH & SILVER BLUFF TODAY
Shenandoah and Silver Bluff are neighborhoods of the City of Miami, next to South Miami. A 2015 account describes Shenandoah as running from SW 8th Street to Coral Way (SW 22nd Street) and from 12th to 27th Avenue; neighborhood boundaries can vary by source. Many of its homes date from the 1920s and 1930s. A survey finished in 2019 for the Dade Heritage Trust found the neighborhood eligible for the National Register of Historic Places, but it is not part of a local historic district.
Silver Bluff’s old town hall served as a polling place and Fire Station No. 7 from 1925 to 1972. When the City tore it down in 1972, residents opposed selling the land, and it became a neighborhood park.
Sources: Miami-Dade MPO Community Background Report: Shenandoah; Florida Preservationist, Fall 2021; Biscayne Bay Tribune, Oct 5, 2015; Miami’s Community News. Details have not been checked against city records.
NEXT DOOR / LITTLE HAVANA
Shenandoah’s northern edge is SW 8th Street, the street everyone calls Calle Ocho, which is simply “Eighth Street” in Spanish. In the 1930s the area was a lower-middle-class Southern and Jewish neighborhood. In the 1960s Cubans fleeing the Castro government settled here in large numbers, many expecting a short stay, and the name “Little Havana” took hold, including for Shenandoah and Riverside. By 1970 the neighborhood was more than 85% Cuban. A 2015 account by historian Dr. Paul George describes Shenandoah as a middle-class neighborhood of Southern, Jewish, Syrian and Lebanese families into the 1950s, before Cubans and other Latinos moved in.
Little Havana’s official boundaries run from SW 3rd Avenue to SW 37th Avenue and from NW 7th Street to SW 22nd Street (Coral Way). Its landmarks include Máximo Gómez Park, known as Domino Park, and the Tower Theatre at 1508 SW 8th Street. The Calle Ocho Festival began in 1977, and in 2010 Florida named it the official state festival.
Sources: Wikipedia, Little Havana; Biscayne Bay Tribune, Oct 5, 2015. Whether a given street is called Shenandoah or Little Havana depends on the source.
NOW / WHAT’S HAPPENING
LAST CHECKED: NOVEMBER 5, 2026 · NEWS COVERAGE AND PUBLISHED OFFICIAL PAGES, AUG 7 – NOV 5; PROJECTS, LAST 36 MONTHS. ITEMS MARKED “REPORTED” COME FROM NEWS COVERAGE. COUNCIL AND COMMISSION ACTIONS ARE DRAWN FROM PUBLISHED REPORTS AND PUBLIC POSTINGS.
SCHOOLS
School assignment depends on your address, not on the neighborhood name, so we do not list or rank schools here. Use the Miami-Dade County Public Schools boundary lookup at dadeschools.net to see which schools serve an address.
Private schools within about five miles are included because many families drive to school and work across city lines. Distances are measured from the center of the neighborhood, using the Miami-Dade County municipal boundary map and each school’s street address. The private schools were chosen from Niche’s list of top private schools in Miami-Dade County and are shown in no particular order. Catholic parish schools also come from the Archdiocese of Miami’s Catholic Schools Directory. A listing is not a recommendation, ranking or endorsement; check each school’s own site for current grades and admissions.
YOUR PRICE OPINION
Ask us about Shenandoah & Silver Bluff. We’ll send this month’s sales in your neighborhood, and your two prices if you’re thinking of selling.
Sources: Miami’s Community News, The Town of Silver Bluff; Miami History, Short History of Silver Bluff; Miami-Dade MPO, Shenandoah Community Background Report; Florida Preservationist, Fall 2021; Biscayne Bay Tribune, Oct 5, 2015.
Disclosure: Neighborhood information, not advice. Facts come from the sources named; we take no position on schools or any area, and do not rank them. The photo is credited as illustrative and does not show a property for sale. The Fragomeno Group is not affiliated with the City of Miami.
Written by Abdallah H. Fragomeno, REALTOR®, The Fragomeno Group at Chez Realty.
AT A GLANCE
Developers from Virginia, a small town that lasted four years and a single day that more than tripled the size of Miami. Where Shenandoah and Silver Bluff came from, and what their homes sold for last month.
September 2026 MLS data: the median Shenandoah & Silver Bluff single-family home sale closed 10.9% below its original list price, net of seller credits, across 6 closed sales. This is a median of past sales and does not predict any home's price.
Monthly. The "What's happening" section covers the last 90 days and "Top 5 to watch" covers the last 36 months, each item with a dated source. See the last-checked date on the page.