Rolling Hills Davie FL: Neighborhood Guide for Buyers
What is the Rolling Hills community in Davie, Florida like for buyers?
Rolling Hills Golf and Tennis Club in Davie, Florida is a community of approximately 750 units spanning single family homes, villas, condominiums, and townhomes built around the Grande Oaks golf course. Per market aggregator data as of May 2026, the median home price runs roughly $260,000 to $285,000, materially below the broader Davie median. HOA fees on the attached side typically run $250 to $318 monthly, covering common ground, building insurance, and shared amenities including pool, fitness center, tennis courts, and clubhouse access. Current per parcel pricing is published at the Broward County Property Appraiser.
Rolling Hills sits inside central Davie next to Nova Southeastern University, which is the primary reason the buyer mix here looks different than the western luxury enclaves or the central single family corridors. Faculty, graduate students, NSU staff, and investor buyers all show up in this community at a higher rate than in other parts of Davie. The rest of this post walks the price band, the property type split, the HOA structure, and what to verify before you write an offer in Rolling Hills.
Price band and property type split
Rolling Hills inventory is dominated by attached housing rather than detached single family.
Rolling Hills includes approximately 750 units across single family homes, villas, condominiums, and townhomes. Per market aggregator data as of May 2026, the median sale price near $260,000 to $285,000 reflects the heavy attached weighting. Detached single family inventory inside Rolling Hills tends to run higher than the median, into the $400,000 plus band depending on size and condition. Condos and the smallest villas anchor the lower end. The spread is wider than most Davie neighborhoods because the property type variety is wider, and the right specific number for any unit should be verified per parcel at BCPA before offer.
For buyers comparing Rolling Hills to other Davie communities, the math is striking. The Ivanhoe Davie FL neighborhood guide walks a central Davie community that prices at $645,000 to $825,000. Rolling Hills sits in a different price tier driven by inventory mix. For a first time buyer or an investor targeting rental yield, Rolling Hills can be the right entry point into Davie. For a move up buyer needing 2,500 square feet of detached single family on a larger lot, Rolling Hills usually is not.
The Grande Oaks golf course and the NSU connection
The golf course inside Rolling Hills is Grande Oaks Golf Club, owned and operated by Nova Southeastern University.
The course was originally built as Rolling Hills Country Club in 1959. NSU acquired and renamed it Grande Oaks. The course hosts the NSU Sharks men’s and women’s golf teams, both NCAA Division II national champions in recent years. For Rolling Hills residents, the course is a defining feature of the community even though it is owned by the adjacent university rather than by the HOA itself. Golf membership is separate from the Rolling Hills HOA, which means you can live in Rolling Hills without paying golf dues.
The Nova Southeastern University proximity matters beyond golf. NSU is a major employer inside central Davie with the medical school, law school, and graduate programs that draw professional residents to the area. The university’s growth has supported the Rolling Hills rental market in particular, with NSU faculty and graduate students filling a stable share of the rental inventory. For investor buyers, that demand pattern is the central reason Rolling Hills carries a different yield profile than purely residential Davie neighborhoods.
HOA structure: what the $250 to $318 monthly fee covers
The Rolling Hills HOA is structured around the attached housing inventory, with services that scale to the multi family character of most units.
Monthly fees in the $250 to $318 range typically cover common ground maintenance, building exterior insurance and repair for the condo and townhome buildings, access to the clubhouse, the heated community pool and cabana, the fitness center, billiards room, hobby room, and laundry facilities, plus the tennis courts. The full amenity package is heavier than most central Davie communities at this price point.
For single family detached homes inside Rolling Hills, the HOA structure can vary by sub area. Some detached homes carry the same fee, some are on a separate sub association with different dues. Confirm the specific HOA structure for any address you tour before you assume the dollar number from one listing applies to another. The Town of Davie publishes a homeowners association directory that lists the registered associations across the town, which is the right starting point for verifying HOA structure on a specific property.
What buyers should verify in Rolling Hills due diligence
Three items consistently show up on Rolling Hills inspection reports that buyers do not always plan for.
First, the building reserves on the attached inventory. After the Florida condo law changes that followed the Surfside collapse, every condo association is required to maintain structural reserves and complete milestone inspections at 30 years of building age. Buildings built in the 1970s and 1980s inside Rolling Hills are at or past that milestone window. Confirm the building has completed its inspection, the reserves are funded, and there is no pending special assessment before you go under contract. The estoppel letter from the HOA at the start of the inspection period tells you most of this in writing.
Second, the leasing restrictions. Rolling Hills has buyer ownership patterns that include both owner occupied and rental units. Each sub area carries its own leasing rules, which can range from no minimum lease term to a one year minimum or a flat ban on short term rentals. If your purchase plan includes any rental component, including a snowbird arrangement, get the leasing restrictions in writing during the inspection period.
Third, the property tax math on the assessed value. Property taxes on a $265,000 assessed value at the Davie millage rate run roughly $4,000 to $5,000 annually after homestead exemption, which is the line item that drives your monthly carrying cost more than the small HOA delta between units. Per parcel assessed value data is published by the Broward County Property Appraiser, and the Davie Florida property taxes 2026 guide walks how homestead, the Save Our Homes cap, and the millage rate combine to produce your final monthly number.
Financing options for Rolling Hills buyers
Most Rolling Hills inventory sits well inside the FHA ceiling for Broward County, which opens financing options other Davie communities at higher price bands do not.
The 2026 Broward FHA limit for a one unit property is $667,000. The full Rolling Hills inventory price band sits below that ceiling, which means FHA financing is fully available across all property types here. The FHA loan limits in Davie Florida 2026 guide walks the down payment math at the ceiling and the mortgage insurance premium structure for buyers comparing FHA to conventional. For investor buyers, Rolling Hills financing typically uses conventional investment products with 20 to 25 percent down because FHA is owner occupant only.
Condo financing inside Rolling Hills runs through the FHA condo project approval process or through conventional condo loans, each with its own building level requirements. Confirm condo project approval status before you assume FHA is available on a specific condo address. The lender pulls this from the HUD condo lookup or from Fannie Mae’s project approval list during pre approval.
Frequently Asked Questions
Is Rolling Hills Davie a gated community?
Rolling Hills as a whole is not gated. Some specific buildings inside the community have controlled entry, but the broader community operates with open streets. For buyers who require gated entry, the western Davie luxury enclaves are the right place to look.
What is the difference between Rolling Hills and Grande Oaks?
Rolling Hills is the residential community. Grande Oaks is the golf course inside the community, owned by Nova Southeastern University. The two names are sometimes used together because the course was originally called Rolling Hills Country Club before NSU renamed it. Living in Rolling Hills does not automatically include Grande Oaks golf membership.
Can I buy a Rolling Hills condo as an investment?
Yes, with the leasing restriction caveat. Each sub area inside Rolling Hills has its own leasing rules, and some carry minimum lease terms or rental caps. Verify the specific building’s leasing rules before you assume short term or year round rental is permitted.
How does Rolling Hills compare to other Davie neighborhoods on HOA fees?
The $250 to $318 fee for Rolling Hills is mid range for Davie attached housing. Single family communities in Davie typically charge less, often $25 to $80 monthly. Townhome and condo communities with full amenity packages typically charge $300 to $550. Rolling Hills sits in the middle of that range.
Does Rolling Hills have flood zone exposure?
Some sections of central Davie sit inside FEMA flood zones. Rolling Hills has parcels in both inside and outside flood zone designations. Flood zone status is checked per parcel, and the Broward County site links to the FEMA flood map service center for property level verification.
Talk to a Davie Real Estate Expert
Anthony Spitaleri, Broker Associate with Coldwell Banker and a Davie native, walks every Rolling Hills buyer through the building reserves, the leasing rules, and the HOA fee structure before any offer goes in, because the inventory mix inside Rolling Hills means the same listing price can lead to very different monthly carrying costs. If you want a clean read on a specific Rolling Hills property and where it fits your scenario, the next step is a direct conversation. Schedule a free 15-minute strategy call and walk into your offer with every number known.
Anthony Spitaleri
Living in Davie Florida
954-235-5783
Davie, Florida
livingindavieflorida.com
About Anthony Spitaleri
Anthony Spitaleri is a Broker Associate with Coldwell Banker, the largest residential real estate brand in the world, with over 3,000 offices globally and a 116-year track record. A Davie native who returned home in 2025 after 13 years in Miami Beach, Anthony specializes in luxury homes and estates above $1 million, acreage and equestrian properties with no HOA, and relocation buyers moving to Davie from out of state. He created livingindavieflorida.com, the most comprehensive Davie real estate resource available, featuring in-depth guides for all 52 Davie neighborhoods, original weekly market data, interactive tools, and a 24/7 AI concierge. Anthony has been licensed in real estate since 2013 (BK3281907), 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.
