Davie Building Permit and Zoning Lookup: Complete Homeowner Guide 2026
How do I look up a Davie building permit and zoning record?
To look up a **Davie building permit** and zoning record, use three free public sources: (1) Town of Davie planning portal at davie-fl.gov for permit history and zoning code, (2) [Broward County Property Appraiser](https://bcpa.net) for parcel data and recorded improvements, and (3) Broward County GIS map for jurisdiction boundaries and zoning overlays. Always verify the parcel sits in Town of Davie versus unincorporated Broward — different rules apply.
By Anthony Spitaleri
Most Davie buyers skip the permit and zoning lookup until something goes wrong, and by then the deal is on the line. This guide walks you through the three free public sources, what to verify before buying, common Davie zoning categories, and how to handle unpermitted improvements that surface during due diligence.
The Town of Davie’s “Cowboy Town” identity is supported by zoning that preserves agricultural use in west Davie alongside standard residential, commercial, and mixed-use zones across the rest of the town. Different lots have different rights. A buyer assumes the zoning matches the use without verification only if they have not been burned before.
The three free Davie zoning and permit sources
1. Town of Davie planning portal (davie-fl.gov)
The Town of Davie planning department maintains:
– Current zoning code and definitions
– Permit history for properties within town limits
– Zoning map (interactive)
– Variance and conditional use applications
– Building inspection records
Use it to:
– Verify zoning of a specific parcel
– Pull permit history on the property
– Identify any variance, conditional use, or code enforcement actions
– Understand setbacks and height limits for the parcel
2. Broward County Property Appraiser (bcpa.net)
BCPA provides:
– Parcel record (lot size, year built, square footage, recorded improvements)
– Sale history
– Tax history and current millage
– Recorded outbuildings (pool, shed, addition)
– Folio number and legal description
Use it to verify the BCPA’s recorded improvements match what’s actually on the property. Discrepancies often indicate unpermitted work.
3. Broward County GIS
Broward County GIS provides:
– Jurisdiction boundaries (Town of Davie vs unincorporated Broward)
– Flood zone overlays
– Zoning overlays for unincorporated parcels
– Aerial photography (current and historical)
– Easement records
Critical for Davie acreage no HOA and properties along Sunshine Ranches, Davie Road, and SW 26th Street where some parcels are unincorporated Broward despite Davie addresses.
Town of Davie zoning categories
The most common residential zoning classifications:
| Zone | Permitted use | Lot minimums | Notes |
|---|---|---|---|
| A-1 Agricultural | Residential + agricultural + equestrian | 1 acre typical | Permits horses with permits. See Davie horse property guide |
| R-1AAA | Single-family residential, large lots | Larger | Premium residential |
| R-1AA | Single-family residential, medium-large lots | Medium-large | Standard premium residential |
| R-1A | Single-family residential, standard lots | Standard | Most common Davie residential |
| R-1 | Single-family residential, smaller lots | Smaller | Older Davie subdivisions |
| RM | Multi-family residential | Varies | Townhomes, condos |
Each zone has specific setback requirements, height limits, lot coverage maximums, and permitted accessory structure rules. Verify with Town of Davie planning department for the specific parcel.
For Long Lake Ranches, Forest Ridge, Hawkes Bluff, and other gated luxury communities, HOA covenants typically add additional restrictions on top of zoning. Check both.
Common permit issues on Davie properties
Permit problems that surface during real estate due diligence:
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Pool without permit. Most common. Owners build pools with handshake contractors. No permit means no inspection, no certificate of completion, and disclosure obligations under FAR/BAR seller disclosure.
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Addition or enclosed lanai without permit. Square footage on BCPA differs from actual square footage. Unpermitted additions are common on 1990s-2010s Davie homes.
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Garage conversion without permit. Converting garage to living space without permit. Insurance carriers flag this and may decline coverage.
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Shed or barn without permit. Smaller outbuildings often built without permits. May or may not require retroactive permitting depending on size.
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Electrical or plumbing work without permit. Major electrical (panel upgrade) or plumbing (repipe) without permit can fail 4-point inspection and prevent insurance binding.
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Roof replacement without permit. Florida code requires permit for re-roofing. Unpermitted roofs may not have the wind mitigation features documented for insurance discount.
How to handle unpermitted work as a Davie buyer
If due diligence surfaces unpermitted work:
Path 1: Seller pulls retroactive permit before closing
– “After-the-fact” permits or “permit closure” depending on jurisdiction
– Cost: $200-$2,000+ depending on work scope
– Time: 2-8 weeks depending on Town of Davie review queue
– Closing typically delayed pending permit closure
Path 2: Seller credit at closing for buyer to handle post-closing
– Buyer takes on the permit cost and risk
– Negotiate during the inspection period
– Useful when timing pressure is high
Path 3: Buyer accepts as-is with full disclosure
– Buyer takes title with the unpermitted work
– Risk: future code enforcement, insurance issues, future buyer’s pushback at resale
– Document everything in the FAR/BAR seller disclosure
Path 4: Terminate
– If unpermitted work is severe and seller refuses to address
– Use the inspection period termination right under FAR/BAR AS-IS
Permit lookup before listing your Davie home
For Davie sellers preparing to list:
- Pull your parcel record on bcpa.net
- Compare BCPA recorded square footage and improvements to your actual home
- Pull Town of Davie permit history for your address
- Identify any improvements you made without pulling a permit
- Pull retroactive permits BEFORE listing (cheaper, less stressful, cleaner sale)
This step-pre-listing check is one of the highest-ROI activities a Davie seller can do. Unpermitted work surfaced by the buyer’s inspector often kills deals or extracts large credits at closing. Surfaced and cured BEFORE listing, the same issue costs less and removes the surprise.
Zoning lookup for Davie acreage and equestrian property
For buyers considering Davie acreage no HOA or horse property:
Verify before making an offer:
– Specific zoning of the parcel (A-1 vs R-1A vs other)
– Permitted equestrian use (horses per acre, stable permit pathway)
– Setbacks for stable, paddock, riding arena
– Manure management requirements
– Bridle path easements running through the property
– Drainage easements
– Conservation easements (rare but exists)
The Town of Davie planning department is the only authoritative source for these answers. A pre-offer call to planning can save thousands in post-closing surprises.
Frequently Asked Questions About Davie Building Permit and Zoning
How do I check if a Davie home has any open permits?
Use the Town of Davie planning portal at davie-fl.gov to pull permit history by address. Open permits indicate work in progress that has not received final inspection. These can affect closing if the buyer’s lender or insurer flags them.
Is my Davie property in Town of Davie or unincorporated Broward?
Check Broward County GIS for jurisdiction boundaries. Some parcels with Davie addresses (especially along Sunshine Ranches, Davie Road, SW 26th Street) sit in unincorporated Broward and follow Broward County zoning rather than Town of Davie. Different rules apply.
How much does it cost to pull a retroactive Davie permit?
After-the-fact permit costs vary by work scope. Simple permits run $200-$500. Larger work (pool, addition, garage conversion) runs $500-$2,000+. Time to issue runs 2-8 weeks depending on Town of Davie review queue and inspection scheduling.
Can I keep horses on my Davie property?
Depends on zoning. A-1 agricultural zoning permits horses with proper permits (stable, paddock, manure management). Other residential zoning may permit limited equestrian use or none. See the Davie horse property and bridle paths guide for the full equestrian zoning context.
Where do I find Davie zoning maps?
The Town of Davie planning portal at davie-fl.gov publishes the current zoning map. Broward County GIS overlays jurisdiction and zoning for unincorporated parcels. Both are free public resources updated as zoning amendments pass.
Talk to a Davie Real Estate Expert
Anthony Spitaleri, Broker Associate with Coldwell Banker and Davie native, runs the full permit and zoning lookup on every property before tour or offer. If you are about to buy or list a Davie home and want to know exactly what’s recorded, what’s missing, and what could surprise a buyer’s inspector, the next step is a direct conversation. Schedule a free 15-minute strategy call and walk into your transaction without permit surprises.
Anthony Spitaleri
Living in Davie Florida
954-235-5783
Davie, Florida
livingindavieflorida.com
About Anthony Spitaleri
Anthony Spitaleri is a top real estate agent in Davie, Florida and a Broker Associate with Coldwell Banker. A Davie native with deep knowledge of the local market, Anthony created livingindavieflorida.com, the most comprehensive Davie real estate resource available, featuring in-depth guides for all 52 Davie neighborhoods including Long Lake Ranches, Hawkes Bluff, Ivanhoe Estates, Rolling Hills, and Shenandoah. The site provides original weekly market data, interactive tools including a Flood Zone Checker, School Zone Finder, and HOA Fee Comparison, and a 24/7 AI concierge that answers Davie real estate questions. Anthony specializes in luxury homes and estates above $1 million, acreage properties with no HOA, and relocation buyers moving to Davie from out of state. He is a Certified Strategic Coach through Coaching Services International (CSI), an active member of the Davie Cooper City Chamber of Commerce, and a weekly volunteer at Bit by Bit Therapeutic Riding Center in Davie. His data driven, neighborhood level approach to pricing, marketing, and negotiation reflects his belief that Davie’s 52 distinct communities, variable flood zones, and diverse HOA structures demand a specialist, not a generalist.
