Miami/Compare
East Grove vs Shenandoah
East Grove and Shenandoah are two official neighborhoods in Miami. East Grove is the calmer Part I map (100 vs 32). East Grove wins the errand count. Shenandoah has the lower ACS median ($1,573).
Data period. ACS 2024 5-year (2020-2024) · MPD limited sample from public heatmap layer (not full Part I year) · OSM Nov 2026. ACS and MPD retrieved 2026-11-05; OSM retrieved 2026-11-05. Editorial copy last revised Sep 2026.
Scores
Fit axes among official Miami neighborhoods.
| Axis | East Grove | Shenandoah |
|---|---|---|
| Safety | 100 | 32 |
| Schools | 50 | 50 |
| Walk | 27 | 17 |
| Cost fit | 100 | 100 |
| Vibe | 24 | 10 |
| Median rent | $2,000 | $1,573 |
| Median home | $400,000 | $600,800 |
| Population | 5,000 | 11,216 |
| Commute to Downtown / Brickell | 14 min | 12 min |
| Commute to Midtown / Design District | 18 min | 16 min |
| Commute to Coconut Grove | 5 min | 10 min |
Living numbers
Who rents, how old, how much crime, how many shops — beside the scores.
| Fact | East Grove | Shenandoah |
|---|---|---|
| Renters | 50% | 54% |
| Median age | 35 | 43 |
| Median income | $70K | $58K |
| Part I per 1k | 0.0 | 6.8 |
| Groceries / 800m | 3 | 3 |
| Transit stops / 800m | 1 | 1 |
| Parks / 800m | 4 | 2 |
| 311 last 14 days | — | — |
Rent
Rent since 2014
ACS 5-year median gross rent for Miami. Up 11% since 2014. East Grove is 0% above the 2018 city median. Shenandoah is 21% below the 2018 city median.
Overlapping 5-year ACS windows (B25064), not asking rent. Census does not publish a rent series for each official neighborhood, so the line is the city place. Dashed marks are each area’s ACS 2024 median.
Which to pick
The same numbers as the table, in sentences. Nobody wins the city.
Pick East Grove if the quieter map matters more than the scene and you want the cafes and the night. Safety is 100 vs 32. Vibe is 24 vs 10. Walk is 27 vs 17. Read both pages before you decide.
Pick Shenandoah if the rent gap is the point. ACS median rent is $1,573 vs $2,000. Read both pages before you decide.
East Grove
The official polygon is East Grove. Median income is n/a and rent is n/a. Violent Part I (sample) is 0 per 1,000. Property is 0. Renters are n/a.
$2,000 median rent · safety 100 · walk 27
Shenandoah
The official polygon is Shenandoah North. Median income is $58,178 and rent is $1,573. Violent Part I (sample) is 1.1 per 1,000. Property is 5.7. Renters are 54%.
$1,573 median rent · safety 32 · walk 17
Common questions
Same pair, said in questions. The numbers are in the tables.
Which is cheaper, East Grove or Shenandoah?
Shenandoah is the lower ACS median: $2,000 vs $1,573. About 54% rent in Shenandoah vs 50% in East Grove. Survey medians, not a listing you can message tonight.
Is East Grove more walkable than Shenandoah?
East Grove wins the errand count (walk 27 vs 17). Groceries inside 800 meters: 3 vs 3. Not a Walk Score license.
Which is safer on this map, East Grove or Shenandoah?
East Grove is the calmer Part I read (100 vs 32). Combined rate 0.0 vs 6.8 per 1,000. Visitors count in those numbers.
Which scores higher for families, East Grove or Shenandoah?
East Grove leads the school axis (50 vs 50). Nearby rating is thin vs thin. Median age 35 vs 43. Neither number is a school assignment.
Which has the shorter commute to Downtown / Brickell?
14 minutes from East Grove to Downtown / Brickell, 12 from Shenandoah. Shenandoah is the shorter weekday. Not this hour's traffic.
If you drop both
Closest official neighborhood that is not East Grove or Shenandoah: Coconut Grove. The official polygon is Grove Center. Median income is $125,458 and rent is $2,213. Violent Part I (sample) is 0.9 per 1,000. Property is 11.3. Renters are 53%.
Scores are relative among official Miami neighborhoods with the same editorial weights. Read the method.