Beth Kipnis

Homes in The Roads and Shenandoah Are A Bargain

Homes listed for sale in Shenandoah, also known as Silver Bluff, and The Roads have a median price per square foot of  $183.00. Those that have closed in the last 3 months went for a median price of $129.00 per square foot. I’m speaking specifically about the area east of SW 27th Avenue between U.S 1 to the south and Coral Way to the north all the way toward downtown Miami including all of The Roads.

Before U.S. 1 morphed into the main artery it has become, there was no real defining line between the north end of Coconut Grove and Shenandoah / The Roads. As a whole, real development began at the same time and in the same style. In the 1930’s developers started laying out neighborhoods, putting in infrastructure, and planting trees and shrubs.

These first developments were built on land once owned by early Miami settlers and were mostly modest 3 and 4 bedroom bungalow homes on good-sized lots of a around one-quarter acre. At the time, U.S. 1 was a 2-lane street paralleling the Florida East Coast Railway, the main conduit for overland shipping.

As more and more people decided to make Miami home,  U.S. 1 was widened and lanes added and there became a clear delineation between the areas. With the extension of I-95 to South Miami Avenue in 1964 the distinction was complete and the neighborhoods stood clearly apart.

But the bones remain. The remaining old trees are now stately and graceful, and they shade the same roads laid out in the 1930’s and later. Many of those original homes remain, most with some, if not total, renovation.

Following are some examples of similar homes in both areas, and the difference in prices for current listings and recent sales.

1600 SW 13th Avenue

I saw the home to the right at 1600 SW 13th Avenue, on the street dividing The Roads and Shenandoah when it was a new listing at $549,000 or $242 per square foot. It has 4 bedrooms and 3 bathrooms in 2268 square feet on a corner lot of 14,000 square feet. Built in 1938, it sold in 38 days for $430,ooo ($189 psf).

 1600 Tigertail Avenue

This home at 1600 Tigertail Avenue in Coconut Grove was built in 1933 and has 4 bedrooms and 3 bathrooms in 2,321 square feet. This one is a corner lot, also, with 11,445 square feet and a large pool. It’s list and sale price was $665,000 or $286 per square foot, and it sold in one day!

On the market in The Roads at 407 SW 22 Rd. now is a 4 bedroom, 3 bathroom home built in 1935 with 2329 square feet. It sits on a lot of 6750 sq. ft. and is asking $$75,000 or $203 psf. It just came on the market a few days ago and I haven’t yet previewed it, but it looks interesting.

At the moment in Coconut Grove, a 4 bedroom, 3 bathroom pool home at 2410 Swanson Avenue is for sale for $699,000, or $317 per square foot. It has 2200 square feet on a lot of 6628 sq ft, and was built in 1925. It has been extensively updated throughout.

This entry was posted on Monday, February 1st, 2010 at 8:54 pm and is filed under Buyer's Information, North Coconut Grove, Seller's Information. You can follow any responses to this entry through the RSS 2.0 feed. You can leave a response, or trackback from your own site.

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