Davie, FL Real Estate Guide 2026: Ranch, Gated & Golf Homes
Davie, FL real estate in one guide: what makes Davie different from the rest of Broward, from equestrian estates and large lots to golf, lakefront and gated communities, what to check on rural-style properties, how insurance, flood zones and taxes affect the cost of owning, and a step-by-step plan for buying or selling in 2026. Written by The Home Owners Listing Team at RESF.
In this guide: the market in numbers · what makes Davie different · property types · large-lot and equestrian checks · insurance, flood and taxes · selling · buying · FAQ
Davie's market in numbers
Davie is in Broward County, so the county-wide report is the best broad benchmark. According to MIAMI REALTORS®, September 2026:
Broward single-family homes: median sale price $641,500, up 2.39% from a year earlier, with 4.2 months of supply.
Broward condos: median sale price $235,000, down 14.55% from a year earlier, with 10.2 months of supply.
Single-family homes are close to a balanced market: about four months of supply means good homes priced right still sell, but buyers have room to compare. Condos county-wide have far more supply, which gives condo and villa buyers in Davie more negotiating room. Davie's prices vary more than most cities because lot size varies so much. A townhome, a standard subdivision home and a one-acre ranch property can sit within a mile of each other, so a valuation built from sales of truly similar properties is essential.
What makes Davie different
Davie is a town in central Broward County, incorporated in 1925, and it still shows its agricultural and equestrian roots. The town is known for its rodeo arena, horse trails and the western-style storefronts along Orange Drive. Alongside that, Davie has conventional subdivisions, gated communities, golf communities and townhomes, so it attracts buyers looking for very different things.
Location: Davie sits between I-595, I-75 and Florida's Turnpike, west of Fort Lauderdale and its airport, which makes it a practical base for commuting across Broward and into Miami-Dade.
Land: in parts of town, lots of an acre or more are common, with room for horses, workshops, boats or RV parking where zoning and community rules allow.
Variety: because the housing stock is mixed, you can often find a larger lot for the price of a smaller one in more built-out cities nearby.
Not sure which part of Davie fits you? Try our 1-minute South Florida neighborhood quiz.
Property types in Davie
Ranch and equestrian properties
Large-lot homes, some with barns, paddocks and access to the town's trail network. Communities such as Long Lake Ranches are known for estate-size lots. These properties are valued as much on land, zoning and improvements as on the house itself.
Subdivision and gated single-family homes
Many Davie buyers choose single-family homes in planned subdivisions, gated or not, often with a pool and an HOA that maintains common areas. Compare roof age, hurricane protection, air conditioning age and pool equipment along with finishes. Read why Floridians like gated communities for the trade-offs.
Golf-course and lakefront homes
Davie has golf communities, such as Pine Island Ridge, and many homes on lakes and canals. Check whether a club membership is required and what it costs, and remember that most of Davie's waterways are lakes and drainage canals rather than routes to the ocean.
Townhomes, villas and condos
These are the lower-cost entry point in Davie. Ask for the association budget, reserves and any planned special assessments. For buildings three stories or taller, also ask for the milestone inspection and structural integrity reserve study required under Florida's 2022 condominium safety law. See reasons to consider buying a condo.
Newer construction
Davie has seen newer communities built on remaining land. With a new home, ask about builder warranties, the certificate of occupancy, final permits and any community development district fees on the tax bill.
What to check on large-lot and equestrian properties
Zoning: confirm with the Town of Davie what the zoning allows, including horses, barns, accessory buildings and home businesses.
Water and sewer: some larger-lot properties use a septic system and a private well instead of municipal service. Budget for a septic inspection and a well-water test.
Permits: check that barns, additions, fences and pools were permitted. Unpermitted structures can delay closing or raise insurance questions.
Drainage and fill: look at how the lot drains in the rainy season and where the house sits relative to the road and neighbors.
Insurance: barns and outbuildings may need separate coverage, and liability coverage matters if you keep horses.
Insurance, flood zones and property taxes
Homeowners and windstorm insurance: get a quote before you are under contract. A wind mitigation inspection can lower premiums by documenting roof straps and impact openings, and older homes often need a 4-point inspection.
Flood: central Broward is low-lying and flood zones vary within neighborhoods. Check the FEMA flood map for the exact address. Lenders require flood insurance in high-risk zones (zones starting with A or V). Florida sellers must give buyers a flood disclosure; see what you must disclose before selling your home.
Property taxes: homes are reassessed after a sale. On a primary residence, the Florida homestead exemption can reduce taxable value by up to $50,000, and the Save Our Homes cap limits yearly increases in a homestead's assessed value. File with the Broward County Property Appraiser. Read our Florida Amendment 3 explainer for recent changes.
School assignments: public school assignments are set by Broward County Public Schools and can change. If they matter to you, confirm the assignment for the specific address with the district.
Selling your Davie home
Get a valuation that matches your land. A one-acre lot and a standard lot are different products. Check what your home is worth, then let us compare it with truly similar sales. Read why an agent's valuation beats an algorithm.
Show the land well. Aerial photos, a survey, and clear notes on zoning, barns, trails or boat parking help the right buyer see the value.
Prepare the house. Follow our video post Prepare Your Home for Sale: Step-by-Step Guide.
Gather records. Permits, septic and well records, HOA documents, roof and system ages and your disclosures.
Price for the segment and review offers on terms as well as price.
The full plan is in Sell Your South Florida Home: A Strategic Guide.
Selling a property with a barn, paddocks or acreage? Read how to sell a horse property in Davie, FL.
Buying in Davie
Get pre-approved and budget for insurance, flood coverage, taxes and any HOA fees. See why pre-approval matters and how rate changes affect South Florida buyers.
Decide how much land you really want and how you will use it; that narrows Davie quickly.
Inspect beyond the house: septic, well, outbuildings, drainage and permits. Read why you shouldn't waive a home inspection.
Confirm zoning and community rules before you commit to plans for horses, a workshop or a boat.
First-time buyer? Read 7 signs you're ready to buy and our buyer glossary. Relocating? Start with our Florida moving guide.
Before you make an offer in Davie: a quick checklist
Davie's mix of land, zoning and community types means a few extra questions up front can save weeks later. Before you write an offer, try to have answers to these:
What exactly is the lot? Ask for the survey, the lot size and any easements, especially on larger parcels where fences, barns or driveways may sit near a property line.
Who maintains what? In an HOA community, find out what the association maintains (gates, roads, lakes, landscaping) and what the owner maintains.
What are the real monthly costs? Add the mortgage, an insurance quote, flood coverage if needed, estimated taxes at your price, HOA fees and, on rural lots, septic and well upkeep.
What has been permitted? Compare what you see on the property with the permit history: additions, pools, enclosures, barns and generators.
How does the commute work? Drive the route at the times you would actually travel; Davie's access to I-595, I-75 and the Turnpike is a strength, but timing varies by location.
We prepare this information for our buyers before they tour seriously, so offers go in with fewer surprises.
How we work with you
The Home Owners Listing Team helps buyers and sellers in Davie and across Broward and Miami-Dade, in English and Spanish. We start with your goals and your numbers, then give you a written plan. See why working with a local South Florida team matters. Comparing nearby cities? Read our guides to Weston, Fort Lauderdale, Hollywood and Miami.
Frequently asked questions
Can I keep horses on a Davie property?
Only where the zoning and any community rules allow it. Parts of Davie are zoned for horses and agricultural uses; confirm with the Town of Davie for the specific parcel before you buy.
Do Davie homes have septic systems?
Some do, especially on larger, older lots, while most subdivisions are on municipal water and sewer. The listing and your inspection should confirm which applies.
What is the Davie market like in 2026?
Broward single-family homes had a $641,500 median and 4.2 months of supply in September 2026, close to balanced, while Broward condos had 10.2 months of supply (MIAMI REALTORS®, September 2026). Lot size makes local values vary widely.
Does Davie have waterfront homes with ocean access?
Davie's waterfront homes are mostly on lakes and canals used for drainage, not routes to the ocean. For ocean access, look east toward Fort Lauderdale.
How do I estimate property taxes on a Davie home?
Use the Broward County Property Appraiser's estimator with your expected purchase price and the exemptions you qualify for. Do not rely on the seller's current bill.
Buying or selling in Davie?
Talk with The Home Owners Listing Team at RESF for an honest look at value, land, timing and the next step.
Call or text (954) 342-6180 Contact us online
Market figures: MIAMI REALTORS®, September 2026. This guide is general information, not legal, tax or insurance advice; confirm details for a specific property with the appropriate professional.
