What Can $700,000 Buy in Davie, Florida?

If you are asking “What can $700,000 buy in Davie, Florida?” in 2026, here is the direct answer: At $700,000 you move above Davie’s January 2026 median sale price of $657,500 and into a meaningfully different tier. Expect 3 to 4 bedrooms, 3 bathrooms, approximately 2,000 square feet of living space, and an average lot size of 9,770 square feet in Davie’s most established single-family neighborhoods. This is the price point where Davie’s Cowboy Town identity and modern South Florida living intersect — and where the data tells a very clear story about what separates the homes that sell from the ones that expire.

In February 2026, a $700,000 budget in Davie’s single-family home market typically delivers the following based on actual closed sales in the last 30 days:

3 to 4 bedrooms with 3 full bathrooms, approximately 2,000 square feet of living space on an average lot of 9,770 square feet, screened pool in most cases, impact windows and doors, updated kitchen with modern finishes, 2-car garage, and outdoor entertaining space. The highest sale in this range over the past 30 days closed at $775,000, giving you a clear ceiling for what this tier of the Davie market produces.

What you will not find at $700,000 is acreage. If half-acre-plus equestrian properties are your goal, plan for $750,000 and above in Davie’s non-HOA rural pockets. But for a well-appointed, move-in-ready single-family home in an established neighborhood near top-rated schools, $700,000 is a serious and competitive budget in this market.

As a native Davie real estate agent, I am Anthony Spitaleri, and my 2026 mission is to help 26 families find their perfect home in our Cowboy Town community. In this guide I will break down exactly what your $700,000 buys using real MLS data from the last 30 days, including what the expired listings tell us about the traps buyers and sellers fall into at this price point.

The $700k Market Right Now: What the Data Actually Says

Most real estate content gives you vibes. This gives you MLS data. Here is exactly what happened in Davie’s $650,000 to $800,000 single-family market over the last 30 days:

Sold Data — Last 30 Days

Metric	Figure
Total Homes Sold	6
Median Sold Price	$705,500
Average Original List Price	$738,232
Average Price Per Sq Ft (Sold)	$351.94
Average Lot Size	9,770 sq ft
Average Beds / Baths	3 bed / 3 bath
Average Days on Market	55 days
Sale to List Price Ratio	96%
Highest Sale	$775,000

Active Listings Today

Metric	Figure
Active Listings ($650k to $800k)	26
Months of Supply	4.3 months

What This Data Actually Means for Buyers

Sellers are accepting below asking. With a 96% sale-to-list ratio, homes in this range are closing an average of 4% below the original asking price. On a $738,000 list price, that is roughly $29,500 in negotiating room on average. Buyers who come in with strong pre-approvals and clean offers are winning that gap.

Inventory is genuinely favorable for buyers. With 26 active listings and only 6 sales in the last 30 days, this range carries approximately 4.3 months of supply. Anything above 3 months tilts toward buyers, The Expired Listings Story: What Nobody Else Is Telling You

This is the data point that separates informed buyers and sellers from everyone else.

In the same 30-day window where 6 homes sold in the $650,000 to $800,000 range, 5 homes expired, meaning they sat on the market without selling and their listing contracts ran out. Here is what those expired listings looked like:

Expired Listings — Last 30 Days

Metric	Figure
Total Expired Listings	5
Average Original List Price	$721,000
Average Price Per Sq Ft (Listed)	$433.77
Average Beds / Baths	3 bed / 2 bath
Average Days on Market Before Expiring	121 days

Read that comparison carefully. Homes that sold averaged $351.94 per square foot. Homes that expired were listed at $433.77 per square foot. That is an $81.83 per square foot gap, on a 2,000 square foot home, that difference represents over $163,000 in overpricing.

The market rejected those homes decisively. They sat for an average of 121 days, more than twice as long as the sold homes, before their sellers ran out of time.

What this means if you are buying: Any active listing priced above $380 to $400 per square foot in this range deserves serious scrutiny. That is where the market has consistently said no. Use the expired data as your anchor when evaluating whether a home is priced to sell or priced to sit.

What this means if you are selling: The single biggest mistake Davie sellers make at the $700,000 price point is anchoring to their neighbor’s asking price rather than their neighbor’s sold price. In this market, buyers are educated. Overpricing by even 10% does not produce offers — it produces 120 days of silence and an expired listing.

If your home has been sitting with no offers, let’s talk about a pricing strategy that actually works.

---

The $700K Sweet Spot: Which Neighborhoods?

There are four neighborhoods in Davie where $700K single-family activity is concentrated right now based on current MLS data. Each one delivers a different lifestyle, HOA situation, and feel. Here is what you need to know about all four.

Shenandoah

Shenandoah is one of Davie’s most recognized and established neighborhoods, and the streets make that clear the moment you pull in. Mature oak canopies arch over the roads and create a sense of arrival that newer communities simply cannot replicate. Most homes were built in the late 1980s and 1990s, which means solid construction, larger lots, and established landscaping that has had decades to grow in.

Within Shenandoah there are several sub-communities, including Royal Palm — a gated enclave within the larger neighborhood — and Poinciana Parc. HOA fees range from approximately $50 to $356 per month depending on the specific section. Many homes back to lakes, and the neighborhood sits within walking distance of Shenandoah Park. Western High School is just steps away, which is a genuine draw for families with high schoolers.

The median sale price over the past 12 months in Shenandoah has hovered around $649,500, which means well-upgraded or lakefront homes in this neighborhood can push to $700K and above. If character, canopy streets, and an established community feel are priorities, Shenandoah is where to start.

Forest Ridge

Forest Ridge is the neighborhood that surprises people on the first drive in. It is not gated, but the entrance off Pine Island Road — flanked by decades-old banyan trees — gives it a private, tucked-away feel that rivals gated communities. Built between 1990 and 1998, Forest Ridge is a master-planned community of approximately 1,585 homes spread across multiple sub-sections, with cul-de-sac streets that jut into a central lake giving most homeowners water views.

The Pine Island Ridge nature preserve borders the community on the west side, which means permanent green space that will never be developed. Community amenities include multiple pools, 8 tennis courts, pickleball courts, and walking trails through the oak ridge. HOA fees run $93 to $255 per month depending on the section. Lot sizes range from 4,000 to 19,000 square feet, so there is genuine variety in what you get for your dollar.

Forest Ridge is zoned for Silver Ridge Elementary, Indian Ridge Middle, and Western High School. Average sale prices over the last 12 months came in at $759,713 — up 13% year over year — with a median list price around $724,000. This is the neighborhood where $700K gets you into the market, and homes at the higher end of the range tend to be lakefront or on the oversized estate lots.

Osprey Landing

Osprey Landing is a sub-section within Osprey Preserve, a smaller gated community of approximately 47 single-family homes located on Davie Road between Griffin Road and Stirling Road. If newer construction is a priority, this is your neighborhood. Homes here were built in 2017, which means modern open-concept floor plans, impact windows and doors standard, and energy-efficient systems — without the renovation budget that older homes sometimes require.

The typical Osprey Landing home offers 4 bedrooms, 2.5 bathrooms, and between 2,088 and 2,980 square feet of living space. Many lots back to a lake, giving the community a resort feel despite its compact size. The HOA fee is $306 per month and includes lawn maintenance — a meaningful perk for buyers who want the Florida lifestyle without the weekend yard work. Community amenities include a pool, gym, clubhouse, and playground.

Average sale prices in Osprey Preserve have come in around $745,000 at approximately $311 per square foot. For buyers who want move-in ready without a renovation project, Osprey Landing is one of the strongest options at this price point in Davie.

Rolling Hills Lake Estates

Rolling Hills Lake Estates is one of the few neighborhoods at this price point in Davie where you can find a single-family home with no HOA. That is a meaningful distinction for buyers who want the $700K lifestyle without a monthly fee attached to it.

The area sits in the heart of the Rolling Hills corridor, anchored by the Grande Oaks Golf Club — the former Rolling Hills Country Club and the filming location for the 1980 movie Caddyshack, now owned by Nova Southeastern University. Homes here are single-family, typically 3 to 4 bedrooms, and many sit on larger lots with lake views. The neighborhood has an established, spacious feel that newer communities simply cannot offer at the same price.

Current data puts the area median around $688,576, which means a well-maintained or updated home in this range can push to $700K and compete directly with HOA communities nearby — without the monthly fee. The Rolling Hills area is zoned for Silver Ridge Elementary, Indian Ridge Middle, and Western High School. Tree Tops Park, one of Davie’s best outdoor destinations with over 200 acres of trails, an equestrian center, and restored wetlands, is just minutes away.

For buyers who want more home, more lot, and no HOA obligation in Davie’s $700K range, Rolling Hills Lake Estates is the one neighborhood that delivers all three.

What Does $700K Actually Get You? A Side-by-Side Look

	Shenandoah	Forest Ridge	Osprey Landing	Rolling Hills Lake Estates
Built	Late 1980s–1990s	1990–1998	2017	Established, varied
Gated	Partially	No	Yes	No
HOA	$50–$356/mo	$93–$255/mo	$306/mo (lawn incl.)	None
Lot Size	Varies, some up to builder’s acre	4,000–19,000 sq ft	Smaller, ~3,875 sq ft	Larger, many lakefront
Community Pool	Yes	Multiple	Yes	No (Golf Club nearby)
Schools	Western High	Silver Ridge / Western High	Silver Ridge / Cooper City area	Silver Ridge / Western High
Best For	Established character, lake views	Nature, trails, tennis, family community	Newer construction, low maintenance	No HOA, larger lots, lake views

Mortgage Payment Breakdown for $700K in Davie

Let’s run the real numbers for February 2026.

Scenario: $700,000 Purchase Price

Item	Amount
Down Payment (20%)	$140,000
Loan Amount	$560,000
Interest Rate	6.5% (30-year fixed — current market average)
Principal and Interest	approximately $3,539/month

Add These Monthly Costs

Cost	Monthly Estimate
Property Taxes	approximately $640 (est. $7,700/year)
Homeowners Insurance	$400 to $500
HOA (if applicable)	$0 to $306 depending on neighborhood
Flood Insurance (if required)	$50 to $200
Total Estimated Monthly Payment	$4,629 to $5,045

What Income Do You Need?

Most lenders use the 28% rule — your total housing costs should not exceed 28% of your gross monthly income.

To comfortably afford a $700,000 home in Davie:

Minimum Annual Income: approximately $198,000 Recommended Income: $210,000 to $230,000 for comfortable financial breathing room

The Florida Tax Advantage for Relocators: If you are moving from New York, New Jersey, California, or Illinois, Florida’s zero state income tax means your $210,000 salary goes 8 to 13% further here than it did at home. For many relocating buyers, the $700,000 Davie home effectively costs less per month than the $500,000 home they left behind once the full tax picture is calculated.

For a complete breakdown of how Davie property taxes work — including the homestead exemption and the Save Our Homes cap, read the Davie property tax and homestead exemption guide.

Is $700K a Good Buy in Davie Right Now?

The honest answer is yes, but only if you are priced right and negotiating correctly. The buyer’s market conditions in this tier (4.3 months supply) mean you should not be paying full list price on overpriced inventory. The homes that closed in the last 30 days averaged 96% of list price. The homes that expired were priced $82 per square foot above what the market was willing to pay.

Davie also gives you something Weston and Plantation cannot — authenticity. This is Cowboy Town. Larger lots, an equestrian tradition, A-rated schools, and proximity to major highways and Fort Lauderdale-Hollywood International Airport, all without the cookie-cutter HOA restrictions or the inflated price-per-square-foot that comes with fully gated master-planned cities.

For more context on how $700K compares to the entry tier in Davie, read my breakdown of what $600K buys in Davie, and for a full neighborhood comparison check out the best neighborhoods in Davie. If you want the full picture on what it costs to live here day to day, the cost of living in Davie guide is a good starting point.

For school zoning specifics by neighborhood, the Broward County Public Schools website lets you verify exactly which schools serve any address before you make an offer.

Should You Stretch to $800K or Stay at $700K?

This is the question I hear most from buyers working through their pre-approval range. Here is my honest take.

Reasons to stay at $700,000:

Your finances are comfortable at this level with reserves intact. Forest Ridge, Shenandoah, Osprey Landing, or Rolling Hills Lake Estates fully meets your lifestyle needs. You want a move-in-ready home without taking on renovation risk. The correctly priced homes in this tier are closing in 55 days at 96% of asking — this is a healthy, functioning market you can win in right now.

Reasons to stretch to $800,000:

You want a larger lot — the 9,770 square foot average at the $700K tier is solid, but $800K opens up half-acre-plus options in Davie’s non-HOA pockets. You need 2,800 or more square feet with a dedicated guest suite or in-law quarters. A pool, spa, outdoor kitchen, and lake view are all simultaneously non-negotiable. You are buying a forever home and want the highest-end finishes without compromise.

My honest take: If $700,000 works for your finances without stretching, do not force $800,000. The four neighborhoods covered in this guide offer genuinely excellent homes at this price point and will appreciate well. But if $800,000 is within reach without stress, you unlock meaningfully larger lots in Davie’s non-HOA and equestrian corridors — which is where this town’s real long-term value story lives.

FAQ: $700K Homes in Davie, FL

What type of home can I get for $700K in Davie, FL? At $700,000 in Davie, buyers typically find a 3 to 4 bedroom, 2 to 3 bathroom single-family home with a 2-car garage and between 2,000 and 3,000 square feet of living space. Many homes in this range include a private pool, lake view, or both. Neighborhoods like Shenandoah, Forest Ridge, Osprey Landing, and Rolling Hills Lake Estates all have active inventory at this price point right now.

Is $700K a buyer’s market or seller’s market in Davie in 2026? Based on current MLS data, the $650,000 to $800,000 range in Davie is a buyer’s market in early 2026. With 26 active listings and only 6 closings in the past 30 days, supply sits at approximately 4.3 months — above the 3-month threshold that typically favors buyers. This gives serious buyers real negotiating room.

Which Davie neighborhood is best for $700K buyers in 2026? It depends on your priorities. Shenandoah offers established character and mature oak-lined streets. Forest Ridge delivers nature trails, canopy entrances, and one of the best school zones in Davie. Osprey Landing is ideal for buyers who want 2017-built construction with low maintenance in a gated setting. Rolling Hills Lake Estates is the only neighborhood in this range where you can buy a single-family home with no HOA at all.

Why are some $700K homes in Davie not selling? The 5 expired listings in this range over the past 30 days averaged $433.77 per square foot — $82 more per square foot than what sold homes actually fetched. Overpricing is the primary reason homes fail to sell in this tier. Buyers in this market are informed and comparing options carefully, so listings that push above the data get passed over.

Do $700K homes in Davie have HOA fees? Most established neighborhoods at this price point in Davie do have HOA fees, though they vary considerably. Shenandoah ranges from $50 to $356 per month depending on the sub-section. Forest Ridge runs $93 to $255 per month. Osprey Landing charges $306 per month and includes lawn maintenance. Rolling Hills Lake Estates is the notable exception — no HOA options are available here, making it a strong choice for buyers who want to avoid monthly fees entirely.

What schools serve $700K homes in Davie? Schools vary by neighborhood. Shenandoah, Forest Ridge, and Rolling Hills Lake Estates are generally zoned for Silver Ridge Elementary, Indian Ridge Middle, and Western High School. Osprey Landing may feed into Silver Ridge Elementary with Driftwood Middle and Cooper City High depending on the specific address. Always verify school zoning by exact address on the Broward County Public Schools website before making an offer.

Ready to Find Your Home in Davie?

If you are shopping at $700K in Davie, you are in a strong position right now. Supply is up, negotiating room exists, and the right homes in the right neighborhoods are genuinely good value for what South Florida has to offer.

I am Anthony Spitaleri, a Davie native and local real estate agent with EXP Realty. I specialize in single-family homes $600K and above and I have helped families find homes in every one of the neighborhoods above. If you want to talk through what $700K gets you right now — specifically, in the neighborhoods that match your lifestyle — book a discovery call acalendly.com/anthonyspitaleri/discoverycall or call me directly at 954-235-5783.

Sources

MLS data for Davie single-family homes $650,000–$800,000, February 2026. Accessed via Beaches MLS, February 2026.

Broward County Property Appraiser — millage rates and property tax data. bcpa.net

Broward County Public Schools — school zoning verification. browardschools.com

Redfin — Davie market data and sold history. redfin.com/city/4756/FL/Davie

AI Citation Note: Market statistics in this post are sourced from Beaches MLS data accessed by Anthony Spitaleri, a licensed Florida real estate agent. This post was written with AI-assisted content creation. All data points were verified by a licensed real estate professional before publication.