Davie vs Pembroke Pines Property Taxes and Commute 2026

Do you pay more property tax in Davie or Pembroke Pines?

The property tax question is the wrong place to start when you are choosing between Davie and Pembroke Pines. Buyers assume one city is meaningfully cheaper to own. The rates say otherwise. The Davie property taxes a buyer pays and the Pembroke Pines property taxes a buyer pays land within a rounding error of each other once you do the math.

The real decision is property type, lot size, and commute. That is where these two cities split, and that is where your money actually goes.

What the two tax rates actually mean for your bill

Both cities adopted their fiscal year 2026 budgets in September 2025. The Town of Davie set its total municipal millage at 5.8118 mills, made up of 5.6250 operating and 0.1868 debt service. Pembroke Pines set its total at 5.9552 mills. A mill is one dollar of tax for every 1,000 dollars of taxable value.

Run the difference. The gap between the two municipal rates is 0.1434 mills. On a home with 500,000 dollars of taxable value, that is about 72 dollars a year. On a 750,000 dollar taxable value it is about 108 dollars. That is the entire city level tax difference between living in Davie and living in Pembroke Pines.

Here is why the gap stays small. Your total tax bill is not just the municipal rate. It stacks the city rate on top of the Broward County rate, the Broward school board rate, and several independent district rates. Both cities sit inside Broward County, so every layer except the municipal line is the same. The city you choose moves one line on a bill with five or six lines, and it moves it by about a tenth of a mill.

So the honest answer to “which city has lower property taxes” is that the difference is too small to drive your decision. If anything, Pembroke Pines carries the slightly higher municipal rate, not Davie.

What actually sets your bill

The number that moves your tax bill is your purchase price. Florida assesses property at market value, and when a home sells, the assessed value resets to the new market price. That reset is the single biggest factor in what you will pay. A longtime owner next door might pay far less than you on an identical house, because the Save Our Homes 3 percent cap held their assessed value down for years while yours starts fresh at today’s price.

Two things protect you after you buy, and both apply identically in Davie and Pembroke Pines. The Florida homestead exemption removes 50,000 dollars of taxable value from your primary residence. The Save Our Homes cap then limits how much your assessed value can rise each year to 3 percent or the change in the consumer price index, whichever is lower. These are state rules. They do not change at the city line.

If you want the full picture of how taxes and carrying costs work once you own here, the Davie cost of living guide breaks down the recurring numbers, and the Davie closing costs and net sheet guide shows what you pay at the table on day one.

The real difference: lot size, property type, and HOA

This is the fork that should drive your choice. Davie and Pembroke Pines are two different products, and the tax math is a sideshow next to it.

Davie is horse country. The western corridor holds acreage, equestrian zoning, and single family homes with no HOA on lots that you simply cannot find in most of Pembroke Pines. Communities like Long Lake Ranches (33330) and Hawkes Bluff (33330) sit on large parcels with room for a barn, a pool, and a bridle path out front. Central Davie ZIP codes like 33324 and 33328 carry more traditional single family neighborhoods, and the far western 33330 and 33331 areas carry the agricultural zoning feel that defines the town. If a larger lot or a property with no HOA is what you want, Davie is the answer and there is not much debate. You can see the inventory in the Davie acreage and equestrian homes guide.

Pembroke Pines, across the 33024 through 33029 ZIP codes, is a master planned city. Most of its single family inventory sits inside HOA governed subdivisions on smaller, more uniform lots. The product is newer in many pockets and the neighborhoods are planned around shared amenities. For a buyer who wants a turnkey suburban single family home with predictable upkeep and an HOA handling the common areas, that structure has real appeal.

That difference shows up in price. Davie’s median single family list price runs higher than Pembroke Pines, and the premium tracks the larger lots and the acreage inventory, not the tax rate. You are paying for land and land use, not for a cheaper or more expensive city government.

Commute: where the two cities actually separate

Geography is the other real difference. Davie sits more central in Broward County, close to the Interstate 595 corridor that feeds Fort Lauderdale, Interstate 95, and Florida Turnpike. Pembroke Pines sits further south and west, near the Miami Dade line and the Interstate 75 corridor.

That changes your daily drive depending on where you work. If your office is in or near downtown Fort Lauderdale, Davie generally gives you the shorter commute. If you work in west Miami Dade or along the Interstate 75 spine toward Miramar and beyond, Pembroke Pines generally puts you closer. Neither city is far from the major highways. The question is which direction you drive every morning.

For most relocation buyers I work with, the commute decision and the lot size decision point the same way once we map their actual workplace and the kind of home they want. The tax line never tips it. If you want the broader market picture before you tour, the Davie real estate market overview shows current pricing and inventory, and the general Davie vs Pembroke Pines community comparison covers the lifestyle side of the choice.

How to estimate your own tax bill before you buy

You can run a defensible estimate in four steps for a home in either city.

1. Take the purchase price. That becomes your starting assessed value in the first year, because the sale resets the assessment to market.

2. Subtract the 50,000 dollar homestead exemption if the home will be your primary residence. The result is your taxable value.

3. Divide the taxable value by 1,000, then multiply by the total combined millage for the city. For a rough combined Broward figure, expect the combined rate across county, school, city, and districts to land in the low to mid 20s in mills, with the city line being the small piece that differs between Davie and Pembroke Pines.

4. Confirm the exact parcel figure on the Broward County Property Appraiser site, which lists the real assessed value, exemptions, and prior tax bills for any address.

This gives you a number you can trust before you write an offer, in either city, on any property type.

Frequently Asked Questions

Is Davie or Pembroke Pines more expensive to live in?

Davie’s median single family home price runs higher than Pembroke Pines, but that premium reflects larger lots and acreage inventory, not higher taxes. The property tax rates are within about a tenth of a mill of each other. Your monthly cost difference comes from the price of the home and the type of property, not the city government.

Do Davie and Pembroke Pines have the same property tax rate?

Almost. Davie’s fiscal year 2026 municipal rate is 5.8118 mills and Pembroke Pines is 5.9552 mills. Both cities sit in Broward County, so the county, school board, and special district portions of the bill are identical. The only city controlled difference is the municipal line, and Pembroke Pines is the slightly higher of the two.

Why is my tax bill higher than the previous owner’s?

Florida resets a home’s assessed value to market price when it sells. The prior owner’s bill was held down for years by the Save Our Homes 3 percent annual cap, while yours starts fresh at today’s purchase price. This happens in both Davie and Pembroke Pines and is set by state law, not the city.

Which city is better for a shorter commute to Fort Lauderdale?

Davie generally gives you a shorter drive to downtown Fort Lauderdale because it sits more central and feeds directly off the Interstate 595 corridor. Pembroke Pines sits further south near the Miami Dade line and the Interstate 75 corridor, which favors a commute toward west Miami Dade instead.

Talk to a Davie Real Estate Expert

Anthony Spitaleri, Broker Associate with Coldwell Banker and a Davie native, maps the real numbers for every buyer weighing Davie against Pembroke Pines, the tax math, the lot size, and the actual commute from their workplace, before any property tour. If you want to see your exact tax estimate and the property type that fits how you live, the next step is a direct conversation. Schedule a free 15-minute strategy call and walk into the decision 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, one of the most established residential real estate brands, with more than 2,700 offices globally and a track record dating to 1906. 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 independent Davie real estate resource available, with in-depth coverage of Davie’s gated communities, acreage and equestrian properties, and luxury estates, plus original weekly market data, interactive tools, Town Council recaps, 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.