Population 32,167 · Census ACS 2020–24
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Population and households in Shenandoah
Household size in Shenandoah
| Period | Shenandoah | Miami area | Florida | U.S. |
|---|---|---|---|---|
| 2006–10 | 2.64 | 2.80 | 2.63 | 2.68 |
| 2010–14 | 2.82 | 2.95 | 2.73 | 2.73 |
| 2015–19 | 2.68 | 2.97 | 2.75 | 2.71 |
| 2020–24 | 2.56 | 2.80 | 2.63 | 2.65 |
| Change | −0.08 | +0.00 | +0.00 | −0.03 |
Households in Shenandoah run a little small, averaging 2.56 people against 2.65 nationally, which usually means more singles and couples and fewer children. Since 2006–10, household size has edged down from 2.64, mirroring the country. Households are largest in the west and smallest in the southeast.
Household size: the average number of people living in each occupied home. Source: BestNeighborhood calculations from U.S. Census Bureau ACS 5-year block-group estimates (table B25010).
Median age in Shenandoah
| Period | Shenandoah | Miami area | Florida | U.S. |
|---|---|---|---|---|
| 2006–10 | 42.6 | 39.9 | 40.8 | 37.7 |
| 2010–14 | 43.7 | 40.9 | 42.0 | 38.6 |
| 2015–19 | 45.0 | 41.9 | 43.0 | 39.6 |
| 2020–24 | 43.9 | 42.8 | 43.5 | 40.1 |
| Change | +1.3 | +2.9 | +2.7 | +2.3 |
Shenandoah skews older than the country: its median age is 43.9, against 40.1 nationally. The median age has climbed from 42.6 in 2006–10, mirroring the country. The youngest areas are in the west, the oldest in the southeast.
Median age: the age that splits residents into two equal halves. Source: BestNeighborhood calculations from U.S. Census Bureau ACS 5-year block-group estimates (table B01002).
Single-parent households in Shenandoah
| Period | Shenandoah | Miami area | Florida | U.S. |
|---|---|---|---|---|
| 2006–10 | 11.9% | 14.3% | 12.4% | 12.3% |
| 2010–14 | 8.8% | 14.2% | 12.2% | 12.3% |
| 2015–19 | 12.7% | 13.3% | 11.5% | 11.6% |
| 2020–24 | 10.4% | 13.2% | 11.4% | 11.6% |
| Change | −1.5 pts | −1.1 pts | −1.0 pts | −0.6 pts |
Single parents head about one in ten households in Shenandoah (10.4%), a little below the national share of 11.6%. The single-parent share has edged down 1.5 points since 2006–10, in line with the national trend.
Single-parent households: households where one adult with no spouse present lives with children under 18. Source: BestNeighborhood calculations from U.S. Census Bureau ACS 5-year block-group estimates (table B11003).
Housing in Shenandoah
Renters in Shenandoah
| Period | Shenandoah | Miami area | Florida | U.S. |
|---|---|---|---|---|
| 2006–10 | 48.0% | 34.2% | 30.3% | 33.3% |
| 2010–14 | 52.0% | 37.9% | 33.9% | 35.6% |
| 2015–19 | 53.0% | 40.7% | 34.6% | 36.0% |
| 2020–24 | 46.6% | 39.5% | 32.4% | 34.8% |
| Change | −1.4 pts | +5.3 pts | +2.1 pts | +1.5 pts |
Renting is far more common in Shenandoah than nationally: 46.6% of households rent their homes, against 34.8%. Among homeowners, 44.5% have no mortgage at all, above the national share of 39.8%. Renting is most common in the northwest and least common in the northeast. Since 2006–10, the renter share has edged down 1.4 points, even as the national share rose.
Renters: occupied homes that are rented rather than owned. Source: BestNeighborhood calculations from U.S. Census Bureau ACS 5-year block-group estimates (table B25003).
Vacant homes in Shenandoah
| Period | Shenandoah | Miami area | Florida | U.S. |
|---|---|---|---|---|
| 2006–10 | 14.3% | 15.4% | 17.2% | 11.4% |
| 2010–14 | 15.1% | 15.3% | 17.6% | 11.4% |
| 2015–19 | 10.6% | 13.1% | 15.4% | 11.1% |
| 2020–24 | 7.8% | 10.9% | 12.5% | 9.6% |
| Change | −6.5 pts | −4.5 pts | −4.8 pts | −1.8 pts |
Fewer homes sit empty in Shenandoah than nationally: 7.8%, against 9.6% for the U.S. Since 2006–10, vacancy has fallen 6.5 points, a much bigger shift than nationally.
Vacant homes: homes with no one living in them, including vacation homes and homes for sale or rent. Source: BestNeighborhood calculations from U.S. Census Bureau ACS 5-year block-group estimates (table B25002).
Age of homes in Shenandoah
| Period | Shenandoah | Miami area | Florida | U.S. |
|---|---|---|---|---|
| 2006–10 | 1960 | 1979 | 1984 | 1974 |
| 2010–14 | 1959 | 1979 | 1985 | 1975 |
| 2015–19 | 1962 | 1980 | 1986 | 1977 |
| 2020–24 | 1962 | 1983 | 1989 | 1980 |
| Change | +2 | +4 | +5 | +6 |
Shenandoah is a place of older homes: half were built before 1962, while the national median is 1980. That means established neighborhoods, and more houses that may need updating. Newer construction is concentrated in the southwest, while the northeast has the oldest housing. Only three of the 512 Florida cities with 5,000+ people have older homes.
Age of homes: the year that splits the housing stock into older and newer halves. Source: BestNeighborhood calculations from U.S. Census Bureau ACS 5-year block-group estimates (table B25035).
Rent in Shenandoah
| Period | Shenandoah | Miami area | Florida | U.S. |
|---|---|---|---|---|
| 2006–10 | $1,144 | $1,256 | $1,092 | $965 |
| 2010–14 | $1,179 | $1,306 | $1,123 | $1,040 |
| 2015–19 | $1,531 | $1,586 | $1,323 | $1,213 |
| 2020–24 | $1,833 | $2,112 | $1,816 | $1,571 |
| Change | +$689 | +$856 | +$724 | +$606 |
The median renter in Shenandoah pays $1,833 a month for rent and utilities, above the national median of $1,571. Locally, though, rents here are lower than in the Miami area overall ($2,112). Rents are up $689 a month from 2006–10, a 60% jump, roughly in step with the nation. Rent takes 37.8% of the typical renter's income, well over the 30% mark often used to define affordable rent, so many renters here are stretched.
Rent: monthly rent plus the utilities renters pay themselves. Source: BestNeighborhood calculations from U.S. Census Bureau ACS 5-year block-group estimates (table B25064).
Education in Shenandoah
Bachelor's degrees in Shenandoah
| Period | Shenandoah | Miami area | Florida | U.S. |
|---|---|---|---|---|
| 2006–10 | 29.1% | 29.1% | 26.4% | 28.4% |
| 2010–14 | 30.3% | 29.3% | 27.0% | 29.6% |
| 2015–19 | 35.0% | 32.5% | 30.0% | 32.1% |
| 2020–24 | 46.6% | 37.1% | 34.6% | 35.6% |
| Change | +17.5 pts | +8.0 pts | +8.2 pts | +7.2 pts |
Shenandoah is highly educated: nearly half of adults 25 and older (46.6%) hold at least a bachelor's degree, far above the national share of 35.6%. Since 2006–10, the share with a degree has risen 17.5 points, mirroring the country. College graduates are most concentrated in the southwest and least in the northeast.
Bachelor's degrees: adults 25 and older with a bachelor's degree or higher. Source: BestNeighborhood calculations from U.S. Census Bureau ACS 5-year block-group estimates (table B15003).
High school graduates in Shenandoah
| Period | Shenandoah | Miami area | Florida | U.S. |
|---|---|---|---|---|
| 2006–10 | 76.7% | 83.0% | 85.5% | 84.9% |
| 2010–14 | 76.9% | 84.2% | 86.5% | 86.1% |
| 2015–19 | 85.7% | 85.6% | 88.2% | 87.7% |
| 2020–24 | 85.6% | 87.4% | 90.0% | 89.3% |
| Change | +8.8 pts | +4.4 pts | +4.4 pts | +4.3 pts |
About one in seven adults in Shenandoah never finished high school, more than nationally: 85.6% have a diploma or equivalent, against 89.3% across the U.S. The share with a diploma is up 8.8 points from 2006–10, in line with the national trend.
High school graduates: adults 25 and older with a high school diploma, GED or more. Source: BestNeighborhood calculations from U.S. Census Bureau ACS 5-year block-group estimates (table B15003).
Jobs in Shenandoah
| Period | Shenandoah | Miami area | Florida | U.S. |
|---|---|---|---|---|
| 2006–10 | 6.1% | 8.8% | 8.9% | 8.1% |
| 2010–14 | 9.6% | 11.3% | 11.0% | 9.4% |
| 2015–19 | 4.4% | 5.8% | 5.7% | 5.6% |
| 2020–24 | 3.5% | 5.0% | 4.8% | 5.4% |
| Change | −2.6 pts | −3.8 pts | −4.1 pts | −2.7 pts |
Unemployment in Shenandoah runs below the national rate: 3.5% of the labor force was out of work and looking, against 5.4% nationally. Unemployment has fallen 2.6 points since 2006–10, mirroring the country. Because the Census pools five years of responses (2020–24), these rates smooth over short swings and lag the current job market.
Unemployment: people looking for work as a share of everyone working or looking. Source: BestNeighborhood calculations from U.S. Census Bureau ACS 5-year block-group estimates (table B23025).
Shenandoah compared with nearby cities
| City | Household size | Median age | Single parents | Renters | Vacant homes | Median year built | Median rent | Bachelor's degree | High school diploma | Unemployment |
|---|---|---|---|---|---|---|---|---|---|---|
| Shenandoah | 2.56 | 43.9 | 10.4% | 46.6% | 7.8% | 1962 | $1,833 | 46.6% | 85.6% | 3.5% |
| Miami area | 2.80 | 42.8 | 13.2% | 39.5% | 10.9% | 1983 | $2,112 | 37.1% | 87.4% | 5.0% |
| Coral Gables | 2.34 | 41.7 | 5.7% | 37.2% | 19.2% | 1970 | $2,644 | 67.1% | 96.4% | 3.7% |
| West Miami | 2.73 | 41.2 | 11.9% | 49.8% | 7.5% | 1987 | $2,169 | 42.0% | 83.1% | 2.1% |
| Coral Terrace | 2.97 | 46.7 | 13.5% | 39.4% | 8.7% | 1959 | $2,113 | 31.7% | 83.9% | 3.6% |
| Brownsville | 2.83 | 39.8 | 24.3% | 64.7% | 12.9% | 1971 | $1,338 | 14.6% | 74.2% | 8.9% |
| South Miami | 2.62 | 42.3 | 6.4% | 40.1% | 10.5% | 1971 | $2,156 | 62.8% | 95.1% | 3.8% |
| Virginia Gardens | 2.83 | 44.2 | 12.8% | 44.0% | 4.5% | 1961 | $1,676 | 32.3% | 91.2% | 3.6% |
| Gladeview | 3.32 | 33.3 | 22.1% | 64.8% | 10.5% | 1977 | $1,391 | 13.4% | 75.8% | 5.7% |
| Glenvar Heights | 2.23 | 43.4 | 8.1% | 53.6% | 8.1% | 1981 | $1,994 | 60.4% | 93.7% | 6.2% |
| Key Biscayne | 3.06 | 41.1 | 7.6% | 33.4% | 28.6% | 1978 | $3,396 | 76.9% | 95.9% | 3.1% |
All figures 2020–24.
Cities with similar populations: Fitchburg, WI · West Linn, OR · West Warwick, RI · Front Royal, VA · Franklin, IN · Franconia, VA · Fountain, CO · Forest Park, GA · Flemington, NJ · Walnut, CA
About these numbers
Every figure on this page is a BestNeighborhood calculation from the Census Bureau's American Community Survey (ACS), built up from the Census block groups that make up Shenandoah. Each ACS 5-year release pools five years of responses; this page shows the last 15 releases, 2006–10 through 2020–24. Neighboring releases share four of their five years, so they move gradually and small changes between them are within the survey's margin of error; in small places the lines can jump from one release to the next for the same reason. The maps show the same measures for each neighborhood, ranked against the whole country.
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