Miami/Compare
Shenandoah vs The Roads
Shenandoah and The Roads are two official neighborhoods in Miami. The Roads is the calmer Part I map (53 vs 32). Walk is a wash (17 vs 20). 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 | Shenandoah | The Roads |
|---|---|---|
| Safety | 32 | 53 |
| Schools | 50 | 50 |
| Walk | 17 | 20 |
| Cost fit | 100 | 100 |
| Vibe | 10 | 15 |
| Median rent | $1,573 | $2,095 |
| Median home | $600,800 | $674,789 |
| Population | 11,216 | 7,625 |
| Commute to Downtown / Brickell | 12 min | 12 min |
| Commute to Midtown / Design District | 16 min | 16 min |
| Commute to Coconut Grove | 10 min | 10 min |
Living numbers
Who rents, how old, how much crime, how many shops — beside the scores.
| Fact | Shenandoah | The Roads |
|---|---|---|
| Renters | 54% | 52% |
| Median age | 43 | 41 |
| Median income | $58K | $116K |
| Part I per 1k | 6.8 | 2.5 |
| Groceries / 800m | 3 | 3 |
| Transit stops / 800m | 1 | 1 |
| Parks / 800m | 2 | 2 |
| 311 last 14 days | — | — |
Rent
Rent since 2014
ACS 5-year median gross rent for Miami. Up 11% since 2014. Shenandoah is 21% below the 2018 city median. The Roads is 5% above 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 Shenandoah if the rent gap is the point. ACS median rent is $1,573 vs $2,095. Read both pages before you decide.
Pick The Roads if the quieter map matters more than the scene. Safety is 53 vs 32. Read both pages before you decide.
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
The Roads
The official polygon is Roads. Median income is $116,192 and rent is $2,095. Violent Part I (sample) is 0.4 per 1,000. Property is 2.1. Renters are 52%.
$2,095 median rent · safety 53 · walk 20
Common questions
Same pair, said in questions. The numbers are in the tables.
Which is cheaper, Shenandoah or The Roads?
Shenandoah is the lower ACS median: $1,573 vs $2,095. About 54% rent in Shenandoah vs 52% in The Roads. Survey medians, not a listing you can message tonight.
Is Shenandoah more walkable than The Roads?
Walk is basically a tie (17 vs 20). Count groceries if you care: 3 in Shenandoah vs 3 in The Roads, inside 800 meters.
Which is safer on this map, Shenandoah or The Roads?
The Roads is the calmer Part I read (53 vs 32). Combined rate 2.5 vs 6.8 per 1,000. Visitors count in those numbers.
Which scores higher for families, Shenandoah or The Roads?
Shenandoah leads the school axis (50 vs 50). Nearby rating is thin vs thin. Median age 43 vs 41. Neither number is a school assignment.
Which has the shorter commute to Downtown / Brickell?
12 minutes from Shenandoah to Downtown / Brickell, 12 from The Roads. A wash on this estimate. Not this hour's traffic.
If you drop both
Closest official neighborhood that is not Shenandoah or The Roads: Coral Gate. The official polygon is Coral Gate. Median income is $80,773 and rent is $1,904. Violent Part I (sample) is 0 per 1,000. Property is 2.6. Renters are 48%.
Scores are relative among official Miami neighborhoods with the same editorial weights. Read the method.