Market Analysis · May 2026
Prepared exclusively for
Lissette Rodriguez
1642 SW 12th Street
Miami, Florida 33135
Shenandoah
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I'm a full-time real estate professional based in Coral Gables, proudly serving the greater Miami area for over 8 years. I specialize in character homes, investment properties, and relocation — with deep roots in Shenandoah, The Roads, Coral Gables, and the surrounding neighborhoods. Having relocated from New Jersey and built a career here from the ground up, I understand exactly what draws buyers to Miami and what makes neighborhoods like Shenandoah genuinely irreplaceable. I combine market knowledge with a modern, data-driven approach and a marketing engine built to put your home in front of the right buyers.
Prepared for Lissette Rodriguez
The Shenandoah corridor is sending a clear signal right now: two properties within blocks of 1642 SW 12th Street are currently under contract, with demand outpacing supply for upgraded character homes with guest houses. The six comps below — all confirmed from MLS data — tell the complete story of where the subject fits and why the $1,350,000–$1,450,000 range is the right target.
| Property | Status | Bed / Bath | Living Area | Yr Built | Days on Mkt | Price | $ / sq ft |
|---|---|---|---|---|---|---|---|
| Subject 1642 SW 12th St, Miami 33135 | — | 4 / 3.5 | 2,984 sq ft | 1925 | — | — | — |
| 🔵 Active Listings | |||||||
| 1636 SW 9th St, Miami 33135 | Active | 5 / 4 | 3,190 sq ft | 1924 | 126 | $1,899,000 | $595 |
| 1727 SW 11th Ter, Miami 33135 | Active | 4 / 4 | 3,035 sq ft | 1935 | 79 | $1,250,000 | $412 |
| 🟠 Pending (incl. Active With Contract) | |||||||
| 1601 SW 11th Ter, Miami 33135 | Pending | 4 / 3 | 2,535 sq ft | 1922 | 10 | $1,495,000 | $590 |
| 2006 SW 12th St, Miami 33135 | Pending | 4 / 3 | 2,460 sq ft | 1926 | 68 | $1,395,000 | $568 |
| ✅ Closed Sales | |||||||
| 1729 SW 12th St, Miami 33135 | Sold | 3 / 2 | 2,050 sq ft | 1937 | 15 | $1,160,000 | $566 |
| 1456 SW 13th St, Miami 33145 | Sold | 3 / 3 | 2,192 sq ft | 1925 | 145 | $1,485,000 | $677 |
2-story Mediterranean with fully detached guest house/ADU. Designer kitchen with quartz waterfall island, fireplace, private terrace, gated parking. Marketed for Airbnb potential (~$200K gross). At 126 days on market, this is the ceiling test — a significantly larger home priced at the top. The subject is smaller with comparable character at a meaningfully lower entry point.
View Listing →Old Spanish 2-story, barrel roof, marble floors, legal rear residence (in-law suite). Multifamily zoning. Price reduced from $1,345,000 to $1,250,000 on 5/12/2026. A larger home sitting without contract at $412/sqft — illustrating that size alone doesn’t drive value in this market. The subject’s guest house and character premium will command significantly more per sqft.
View Listing →1922 Mediterranean Revival, fully remodeled. Pool (lagoon-style below-ground), detached 1BD/1BA guest cottage, fireplace, Brazilian cherry floors, impact glass, outdoor kitchen, remote gate. Non-flood zone X. Under contract in just 10 days at $1,495,000 — the strongest demand signal in the comp set. Slightly smaller than the subject, and the subject also has a guest house, making this the primary pricing benchmark.
View Listing →Old Spanish 2-story remodeled 2016. Same street as the subject. Multi-generational layout, above-ground spa, large yard, complete impact glass, circular paver drive. Originally listed at $1,450,000 before reducing to $1,395,000 where it quickly went under contract. Under contract at exactly the subject’s recommended list price — a direct, same-street market validation.
View Listing →“The Mission” — restored Mediterranean, same street as subject. 2BR/1BA main + detached 2-story casita. Original oak hardwood floors, fireplace, fully impact glass, new roofs 2025. Sold all-cash in 15 days at $566/sqft. This is the floor — the subject’s larger size, guest house, and 1925 vintage character position it meaningfully above this price level.
View Sale Record →Two-story Dutch Colonial/Old Spanish, 3-car garage, above-ground heated saline pool + jacuzzi, Cambria quartz kitchen, hurricane shutters/impact glass, fruit trees. Sold all-cash at $677/sqft — the highest closed $/sqft in the set. Larger lot premium contributed. Establishes the ceiling for fully-upgraded Shenandoah character homes in the corridor. The subject’s larger size and guest house feature support pricing in this range.
View Sale Record →Two pending sales on the immediate Shenandoah corridor are pulling the market higher. 1601 SW 11th Terrace — with a pool, guest cottage, and comparable character — went under contract in just 10 days at $1,495,000. 2006 SW 12th Street — the same street as the subject — is under contract at $1,395,000. Together with the closed comp ceiling of $677/sqft at 1456 SW 13th Street, the market is clearly signaling strong demand for upgraded character homes with guest houses in this neighborhood. The subject, being slightly larger than 1601 and sharing the guest house feature, is well-positioned in the $1,350,000–$1,450,000 range.
Two properties within blocks of 1642 SW 12th Street are currently under contract, including one on the same street. The buyer pool for Shenandoah character homes with guest houses is deep and motivated. Closed $/sqft data confirms $566–$677 for this corridor, with pending contract prices showing an upward trend. This environment supports confident positioning in the $1,350,000–$1,450,000 range.
1601 SW 11th Terrace — comparable in age, featuring a pool and guest cottage — went under contract in 10 days at $1,495,000. The subject shares the guest house feature and is slightly larger, making a $1,450,000 entry defensible. This tests the market ceiling before any adjustment and captures maximum upside if the right buyer engages in the first 2–3 weeks.
2006 SW 12th Street — on the same street as the subject — went under contract at exactly $1,395,000. Pricing the subject at this level creates immediate buyer recognition, validates the ask against real-time market data, and maximizes buyer pool from day one. This is the number designed to generate offers in the first two weeks.
The market is signaling we are overpriced relative to competing inventory. Time to reassess.
We are above active buyers' search thresholds. The listing needs a price or marketing adjustment immediately.
Regardless of activity, we conduct a full pricing review at 30 days — reassessing against any new comps, market shifts, and current competition.
Pricing at or just below a round-number psychological threshold dramatically expands the buyer pool. The comp analysis will define that threshold for this specific home. Both strategies target a negotiated close that maximizes net proceeds while minimizing days on market.
Every home is different. Every seller has different priorities. I offer three compensation-based marketing plans so you can choose the level of exposure and service that aligns with your goals — and only pay for what you actually want.
These are actual reels and content produced for real listings — the same quality and strategy applied to your home.
Every home gets professional photography that showcases it at its best. Here are examples from recent sales and active listings.
Per the August 2024 NAR settlement, sellers are no longer required to offer buyer's agent compensation through the MLS. This gives you full flexibility in how you structure your agreement.
The majority of buyers are represented by their own agent. Offering compensation keeps all buyer pools fully open and removes friction at the offer stage — but the amount, if any, is entirely your decision.
For the purposes of this presentation, we're showing 3% buyer's agent compensation as a working number in the net proceeds calculator. The sale price dropdown lets you model all five scenarios ($1,250,000–$1,350,000). We can revisit and adjust this at the time a specific offer is received.
| Listing Compensation (Momentum) | 3% |
| Buyer's Agent Compensation (working figure) | 3% |
| Total Compensation | 6% |
Buyer's agent compensation is a negotiating point at the time of contract. The 3% shown here is for illustration only — your actual exposure will be calculated against any offer received, giving you a real-time net sheet at every stage.
Use the selectors below to model different sale prices and compensation scenarios. Figures are estimates — your final net sheet with exact mortgage payoff will be prepared at the listing appointment.
| Sale Price (negotiated) | $1,350,000 (est.) |
| Less: Listing Agent Compensation — Momentum (3.0%) | –$43,500 |
| Less: Buyer's Agent Compensation (3.0%) | –$43,500 |
| Less: Miami-Dade Documentary Stamp Tax (0.6%) | –$8,100 |
| Less: Title / Settlement Fee | –$1,500 (est.) |
| Less: Prorated Property Taxes (estimate) | –$5,200 (est.) |
| = Estimated Net BEFORE Mortgage | ~$1,347,600 (before mortgage payoff) |
| = Estimated Net At Closing (No Mortgage Assumed) | ~$597,600 |
Miami-Dade documentary stamp tax: $0.60 per $100 of sale price (0.6%).
Florida has no state income tax. Federal capital gains rules apply — if this is your primary residence (lived in 2 of the last 5 years), you may exclude up to $250,000 ($500,000 married, filing jointly) in capital gains under IRS §121. Consult your CPA.
Per the August 2024 NAR settlement, buyer's agent compensation is no longer required to be offered via MLS. Compensation structure will be discussed at the listing appointment and is fully negotiable. Use the selector above to model different scenarios.
Whether you're selling for the first time or the fifth, having a clear picture of what's ahead reduces stress and keeps you in control. Here's exactly what to expect from strategy session through closing day.
We finalize price strategy, sign the listing agreement, and set the timeline. We align on pricing, marketing approach, showing preferences, and any pre-listing tasks to maximize first impressions.
Professional photography, drone footage, and 3D walkthrough are scheduled and completed. Staging consultation provided. The home's 1925 Mediterranean character — arched details, stucco, the detached guest house — are framed as premium assets, not afterthoughts.
Your home goes live on the MLS and all major portals simultaneously. Social media campaign launches, email campaign hits the buyer database, and targeted agent outreach begins the same day.
Jose personally attends all showings or ensures every showing is handled by a trusted agent. Weekly feedback reports, showing counts, and market updates keep you fully informed at every step.
We review every offer together — not just price, but terms, contingencies, financing strength, and closing timeline. I advise on counter-offer strategy and help you evaluate multiple offers side-by-side.
Florida contracts include a 10–15 day inspection period. We navigate any repair requests and credits together. The buyer's lender orders an appraisal simultaneously. I manage every step to keep the transaction moving forward.
Title company conducts a full search, clears any encumbrances, and issues the commitment. You receive a full closing disclosure showing every credit, debit, and your estimated net proceeds — no surprises at the table.
Both parties sign at the title company. The buyer's funds wire in, the loan is funded, all parties are paid, and the deed transfers. Once funding is confirmed, you hand over the keys. Done.
Here's what happens next. From signed agreement to sold — every step is handled with precision, transparency, and your goals at the center.
We formalize our partnership, confirm the list price based on the full comp analysis, and set the official timeline for launch.
Photography, drone, 3D tour, MLS entry, and full marketing campaign — activated within days of signing. Shenandoah buyers move quickly for character homes at the right price, especially those with guest houses.
I handle every offer, every negotiation, every detail — from accepted offer to keys exchanged and funds wired.