Market Analysis · May 2026
Prepared exclusively for
Michael Tarzimanov & Priscilla Marie Bouev
1800 SW 13th Avenue
Miami, Florida 33145
East 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 historic and character homes, investment properties, and income-producing real estate — with deep roots in Shenandoah, The Roads, Little Havana, 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 Michael Tarzimanov & Priscilla Marie Bouev
The comps below will be updated with the closed, active, and pending data emailed by Jose. Shenandoah is one of Miami's most tightly traded neighborhoods — properties on character streets like SW 13th Avenue move quickly when priced correctly. The data below tells the full story of where this home fits in today's market.
| Property | Status | Bed / Bath | Living Area | Yr Built | Days on Mkt | Price | $ / sq ft |
|---|---|---|---|---|---|---|---|
| Subject 1800 SW 13th Ave, Miami 33145 | — | 3 / 2 | 2,094 sq ft | 1939 | — | — | — |
| ✅ Closed Sales | |||||||
| 1244 SW 14th St, Miami 33145 | Sold | 4 / 3 | 2,020 sq ft | 1941 | 36 | $1,450,000 | $718 |
| 2898 SW 2nd Ave, Miami 33129 | Sold | 4 / 3.5 | 2,169 sq ft | 2003 | — | $1,430,000 | $660 |
| 261 SW 30th Rd, Miami 33129 | Sold | 4 / 3 | 2,614 sq ft | 1940 | — | $1,725,000 | $660 |
| 1456 SW 13th St, Miami 33145 | Sold | 3 / 3 | 2,192 sq ft | 1925 | — | $1,485,000 | $677 |
| 🔵 Active Listings | |||||||
| 1360 SW 16th St, Miami 33145 | Active | 3 / 3 | 2,538 sq ft | 1937 | 75 | $1,890,000 | $745 |
| 1650 SW 16th St, Miami 33145 | Active | 3 / 2 | 2,209 sq ft | 1926 | 153 | $1,399,999 | $634 |
| 🟠 Pending / Active Contract | |||||||
| 441 SW 27th Rd, Miami 33129 | Pending/Active Contract | 4 / 4 | 2,332 sq ft | 1940 | 65 | $1,700,000 | $729 |
| 1200 SW 18th St, Miami 33145 | Pending | 3 / 3 | 2,778 sq ft | 1940 | 201 | $1,750,000 | $630 |
Sold at $718/sqft — the strongest closed comp in the set. Same Shenandoah/East Shenandoah zone, 4-bed floorplan with 1 extra bedroom over the subject. Demonstrates that the market supports premium pricing for updated character homes on this corridor.
View Sale Record →Sold at $660/sqft in The Roads — Miami's most coveted single-family neighborhood adjacent to Shenandoah. The Roads premium typically commands equal or higher $/sqft than Shenandoah; this sale at $660 sets the floor for our analysis.
View Sale Record →Larger home in The Roads area, sold at $660/sqft. The bigger floorplan (2,614 sqft vs. subject's 2,094 sqft) kept the $/sqft in line with market. Confirms the $660/sqft floor in the broader comp zone — subject's smaller size and upgrades push toward the upper range.
View Sale Record →The most directly comparable closed sale — same Shenandoah corridor near SW 13th, similar 3-bedroom floorplan, sold at $677/sqft. This is the clearest market signal for the subject: a 3-bed character home on this corridor commands $677+/sqft when properly presented.
View Sale Record →Highest $/sqft in the active set at $745/sqft. A 3-bed in Shenandoah at this price level represents the aggressive top-of-market. Larger at 2,538 sqft. This listing sets the ceiling buyers are aware of — if the subject is priced right, it becomes the compelling value play against this listing.
View Listing →Most directly comparable active listing — 3-bed/2-bath in Shenandoah, listed at $634/sqft. Features a new roof, fireplace, and character details. At $1,399,999 it's priced aggressively but slightly below our subject's likely range given the subject's superior upgrades: structural reinforcement, new AC, new pool, and corner lot premium.
View Listing →Listed at $729/sqft in The Roads — now under contract pending contingencies. Confirms strong buyer demand at this price point. The premium above the subject is justified by bedroom count and The Roads cachet. A key data point showing what the market will pay in this corridor.
View Listing →A Brickell Estates corner home now under contract at $1,750,000 — but at a much larger 2,778 sqft, it trades at $630/sqft. The larger size dilutes the $/sqft despite the premium corner position and nearly 10,000 sqft lot. This pending sale will be a critical closed comp once it records — watch this close date closely.
View Listing →The closed comp set paints a clear picture: character homes on the Shenandoah/East Shenandoah corridor trade between $660 – $718/sqft, with the strongest signal coming from 1456 SW 13th St (same corridor, 3bd/3ba, $677/sqft) and 1244 SW 14th St (4bd, $718/sqft). The subject's structural reinforcement, newer AC, corner lot, and incoming pool meaningfully justify pricing toward the upper end of that range. Active comps confirm buyers are paying $634–$745/sqft for upgraded Shenandoah inventory — the subject at $677–$700/sqft is the disciplined, data-supported target.
The current market is showing extreme buyer demand with limited inventory across the Shenandoah and adjacent corridors. Qualified buyers are actively competing, days-on-market for well-positioned listings is compressing, and closed $/sq ft data confirms we are firmly in a seller's market. This environment supports pushing toward the higher end of the per-square-foot range and testing the ceiling before any adjustment.
With extreme buyer demand and compressed inventory across Shenandoah and the adjacent corridors, we have a clear opportunity to test the top of the market. The corner lot premium, pool under construction, smart home upgrades, and 1939 Mediterranean character all support entry above the closed comp ceiling. This is the number that maximizes upside — the right buyer, at the right moment, pays full freight.
Priced at $716/sqft — just above the closed comp average and in line with the strongest comparable sales on the corridor. This positions the home as the premium listing in the current Shenandoah inventory while remaining firmly justifiable against the data. Given the current buyer demand, this price is designed to generate immediate activity and a competitive offer environment within 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 calculation below. 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.
Figures below will be finalized once the target price is established from the comp analysis. A personalized net sheet with your exact mortgage payoff will be prepared at the listing appointment. All figures are estimates — your final net sheet will be prepared with exact numbers at contract.
| Sale Price (negotiated) | $1,450,000 (est. negotiated) |
| 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%) | –$8,700 |
| Less: Title / Settlement Fee | –$1,500 (est.) |
| Less: Prorated Property Taxes (estimate) | –$5,200 (est.) |
| Less: Mortgage Payoff | –$750,000 |
| = Estimated Net BEFORE Mortgage | ~$1,347,600 (before mortgage payoff) |
| = Estimated Net AT Closing | ~$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 1939 character details — fireplace, archways, corner-lot presence — are framed as 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 fast when the right home hits the market.
I handle every offer, every negotiation, every detail — from accepted offer to keys exchanged and funds wired.