Davie vs Cooper City Florida: Which Suburb Fits Your Family
Davie vs Cooper City Florida: Which Suburb Fits Your Family
Davie and Cooper City share a border, a school district, and a zip code boundary. They do not share a price tag, a population base, or a housing stock. Families relocating into Broward County almost always compare the two, usually in the same afternoon, and almost always walk away with the wrong decision because they measured the wrong things.
This is the honest comparison. Prices, schools, taxes, commute, crime, and day to day cost of living, all sourced from public data. No validation. No opinion dressed up as fact.
The Two Towns in One Paragraph
Davie is a town of roughly 115,000 people stretched across 36 square miles on the western edge of Broward County. Cooper City is a small city of roughly 34,000 people tucked inside 8 square miles just south of Davie. Davie is bigger, more varied, and older. Cooper City is smaller, denser, and more uniform. Almost every meaningful difference between the two flows from that single fact.
Home Prices: The Number Most Buyers Miss
Median home price comparisons between Davie and Cooper City are noisy because the two towns have very different housing stock. Here is what the public sources report as of early 2026.
- Cooper City median home value: roughly $685,000 entering 2026, with price per square foot near $369.
- Davie median sale price: roughly $520,000 on Redfin in February 2026, up 2.0 percent year over year. Broader town wide medians land closer to $657,500 depending on the source and the product mix.
Why does Davie look cheaper on the same Redfin page? Because Davie includes townhomes, older condos, mobile home communities, single family homes, large estate properties, and equestrian parcels. Cooper City is overwhelmingly single family homes in planned subdivisions. When you pull a median across all Davie product, the condos and townhomes drag the median down. When you pull the same median across Cooper City, the planned subdivision single family homes hold it up.
The honest apples to apples comparison is this. For a comparable four bedroom single family home on a comparable lot, Davie and Cooper City price inside roughly 5 percent of each other. Cooper City carries a small premium for the school brand. Davie carries a small discount because inventory is more varied and buyers have more ways to trade down inside the town.
If you want a bigger lot, more land, an equestrian zone, or an older home to renovate, Davie has it and Cooper City does not. If you want a newer home in a walkable planned subdivision inside a tight footprint, Cooper City is the answer.
Schools: The Real Driver
School zoning is the reason most families are running this comparison in the first place. Both towns are inside Broward County Public Schools. Both have strong zoned options. They are not identical.
Cooper City High School ranks around 132 of 844 Florida high schools on SchoolDigger and holds a four star rating. In the most recent reporting year, 74 percent of 10th grade students scored proficient or better on the FAST English Language Arts assessment, compared to 61 percent countywide and 58 percent statewide. The four year graduation rate has held between 88 and roughly 99 percent in recent years.
Pioneer Middle School in Cooper City ranks around 13 in best public middle schools in Broward County. State test scores show 85 percent proficient or better in math and 71 percent in reading. In the most recent year, Pioneer reported 98 percent proficient or better in Algebra 1, 100 percent in Geometry, 98 percent in Biology 1, and 88 percent in Civics.
Western High School in Davie serves roughly 3,640 students across grades 9 through 12, carries a Niche A minus grade, and feeds graduates into Nova Southeastern University, Broward College, and the state university system. Western is the high school zoned for much of western Davie, including Forest Ridge and the communities along Nob Hill Road.
Indian Ridge Middle School in Davie holds a B plus Niche grade with a student teacher ratio around 22 to 1.
Silver Ridge Elementary in Davie serves about 961 students in grades PK through 5, carries a B plus Niche grade, and runs an 18 to 1 student teacher ratio.
Here is the honest read. Cooper City High School has the stronger reputation and stronger test score profile. Western High School is larger, more diverse, and covers a much larger catchment area. A student at either school who is engaged at home will end up at similar four year universities. A student who is not engaged at home will benefit slightly more from the tighter Cooper City environment because the student body is smaller and the school knows everyone.
Demographics and Median Household Income
This is where the two towns split the most. The numbers are not close.
- Davie population (2026): roughly 115,062
- Cooper City population (2026): roughly 34,166
- Davie median household income: roughly $87,250
- Cooper City median household income: roughly $132,319
- Davie poverty rate: roughly 11.17 percent
- Cooper City poverty rate: roughly 5.03 percent
- Davie median age: roughly 37.9 years
- Cooper City median age: roughly 40.0 years
Cooper City is more than 50 percent higher on median household income. That is not a small delta. It shows up in retail mix, restaurant selection, and the type of community events that get funded every year. Davie is more economically varied because it is physically larger and includes more housing types. Neither is better. They are different.
Taxes and the Cost of Owning There
Property tax is where the math surprises people. Both towns sit inside Broward County, which set its FY 2026 county millage at 5.6658 mills. Each town adds its own municipal millage on top.
- Davie municipal millage: 5.8118 mills, broken out as 5.6250 operating and 0.1868 debt service. Confirm current year directly with the Town of Davie at davie-fl.gov.
- Cooper City effective rate: widely reported around 0.94 percent of assessed value, which is one of the lower effective rates in the Broward County area once you combine county, city, school, and special district millages.
- Broward County millage: 5.6658 mills for FY 2026, set by the Broward County Commission.
For a four bedroom single family home assessed at $650,000, the annual property tax bill in either town lands in the mid $8,000s to low $10,000s depending on homestead status, exemptions, and any special district assessments. Run the exact numbers on the Broward County Property Appraiser site at bcpa.net before you write an offer. Never use an online estimator for this.
HOA exposure is where the two towns actually diverge on cost. Cooper City is mostly planned subdivisions with active HOAs. Expect monthly dues in many neighborhoods. Davie is a mix. Some communities like Forest Ridge have HOAs. Other parts of Davie have no HOA at all, particularly the older single family sections and the equestrian zones.
Commute: The Highway Question
Both towns sit on the same highway grid. The difference is measured in minutes, not hours.
- I 595 access: both towns feed directly into Interstate 595, which runs east to west across central Broward and connects to I 75, I 95, Florida’s Turnpike, and Port Everglades.
- Florida Turnpike: accessible from both towns, with entries at Griffin Road and Sheridan Street.
- University Drive, Flamingo Road, Nob Hill Road, and Pine Island Road: the four main north south arteries that stitch both towns together.
- Fort Lauderdale Hollywood International Airport: roughly 15 to 20 minutes from most addresses in either town.
- Downtown Fort Lauderdale: roughly 19 minutes from Cooper City, similar from central and eastern Davie.
- Downtown Miami: roughly 30 minutes from Cooper City in light traffic, 35 to 45 minutes from Davie depending on starting point and rush hour.
For a family with one parent commuting to Miami and one parent working in Fort Lauderdale, either town works. For a family where both parents commute to Fort Lauderdale or to the Sawgrass Mills retail corridor, Davie has a slight edge because it is physically closer to the 595 and Sawgrass Expressway interchange.
Crime and Safety
Both towns sit well below the national average on reported crime. Both are considered safe by families relocating from out of state. The gap between them is smaller than most online comparisons make it sound.
- Davie: overall crime rate reported around 28.73 per 1,000 residents, versus a national benchmark around 33.37. Violent crime rate reported around 8.73, versus the national 13.84. Property crime slightly above the national benchmark at 20.0 versus 19.53. Safety grade from public sources lands around B plus, ranking roughly in the 74th percentile nationally.
- Cooper City: overall safety grade reported around A plus, with a roughly 84 percent homeownership rate and strong community engagement numbers.
Cooper City holds a slight statistical advantage on reported crime. Davie’s numbers are driven partly by commercial corridors like University Drive, which generate property crime reports disproportionate to residential neighborhoods. A family living in a Davie residential community like Forest Ridge, Long Lake Estates, or the communities south of Orange Drive is functionally as safe as any address in Cooper City. Always pull the actual call data for the specific street you are considering. Crime Statistics are published directly by the Davie Police Department at davie-fl.gov and by Broward Sheriff’s Office for Cooper City.
Lifestyle, Parks, and the Day to Day
This is the section most comparisons skip and most families care about.
Davie has Pine Island Ridge Natural Area, Westridge Park, Tree Tops Park, Flamingo Road Nursery, the Davie Rodeo Arena, Nova Southeastern University, and Broward College. The western side of town carries an equestrian identity that is genuinely unusual in South Florida. Horse trails cross multiple communities. Orange Drive and Griffin Road still have working stables. This is a piece of Davie that Cooper City does not have and cannot replicate.
Cooper City has Brian Piccolo Sports Park just over its border, Suellen H Fardelmann Sports Complex, and a tight grid of planned neighborhoods with shared community centers. The city’s identity is built around youth sports, family events, and the school system. It is one of the most family focused municipalities in Broward County.
Neither town has a walkable downtown in the sense a northerner means that phrase. Both are car dependent. Davie has more retail variety because it is larger. Cooper City has more consistency because it is smaller.
Side by Side Comparison
For buyers who want the entire comparison on one page, here is the honest summary.
| Category | Davie | Cooper City |
|---|---|---|
| Population (2026) | ~115,062 | ~34,166 |
| Land area | ~36 sq mi | ~8 sq mi |
| Median household income | ~$87,250 | ~$132,319 |
| Poverty rate | ~11.17% | ~5.03% |
| Median age | 37.9 | 40.0 |
| Housing stock | Mixed, very varied | Overwhelmingly single family planned subdivisions |
| Median price (mixed product) | Redfin ~$520K Feb 2026 | ~$685,000 entering 2026 |
| Comparable 4BR single family | Within ~5% of Cooper City | Small premium over Davie |
| Municipal millage | 5.8118 mills | ~0.94% effective rate |
| County millage FY 2026 | 5.6658 mills | 5.6658 mills |
| HOA prevalence | Mixed, many options without HOA | High, most neighborhoods have HOAs |
| Safety grade (public sources) | B plus | A plus |
| Violent crime vs national avg | Well below | Well below |
| Zoned high schools (typical) | Western, Nova, others | Cooper City High |
| Commute to FLL airport | 15 to 20 minutes | 15 to 20 minutes |
| Commute to downtown Miami | 35 to 45 minutes | ~30 minutes |
| Equestrian zoning | Yes, meaningful acreage | No |
Who Each Town Actually Fits
Davie fits a family that wants options. Variety in housing stock, variety in neighborhoods, access to two universities, horse friendly zoning if that matters, and the ability to trade down in price inside the same town if life circumstances change. Davie is also the better fit for a buyer who wants land, a pool, or a bigger lot without paying the new construction premium.
Cooper City fits a family that wants the school brand, the small municipality feel, and the tighter community footprint. The income base is higher. The sense of uniformity is real. If school reputation is the single most important variable and the budget supports a $700,000 plus single family home, Cooper City is the answer. If the budget is tighter or housing flexibility matters, Davie opens more doors.
Neither choice is wrong. These are two of the strongest residential markets in Broward County. The wrong move is comparing one town wide median to another and letting that single number drive a seven figure decision.
Frequently Asked Questions
Is Cooper City or Davie more expensive?
On a town wide median, Cooper City looks more expensive because its housing stock is almost entirely planned single family homes. On a comparable four bedroom single family home in the same square footage range, the two towns price inside roughly 5 percent of each other. Davie looks cheaper in mixed medians because it includes condos, townhomes, and older product that Cooper City does not have.
Which has better schools, Davie or Cooper City?
Cooper City High School has a stronger test score profile and higher public rankings. Western High School in Davie is larger and more diverse with strong outcomes at the engaged student level. Both sit inside Broward County Public Schools. Pioneer Middle in Cooper City and Indian Ridge Middle in Davie are both rated well.
Is Cooper City safer than Davie?
Cooper City holds a slight statistical advantage on reported crime, in the A plus range on public safety grades versus B plus for Davie. The gap is smaller than most comparisons suggest. Davie’s numbers are driven partly by commercial corridors, not residential neighborhoods.
What is the population of Davie vs Cooper City?
Davie is roughly 115,062 residents across 36 square miles. Cooper City is roughly 34,166 residents across 8 square miles.
How is the commute from Davie or Cooper City to Miami?
Both towns access Interstate 595, I 75, and Florida’s Turnpike directly. Cooper City to downtown Miami is roughly 30 minutes in light traffic. Davie to downtown Miami is 35 to 45 minutes depending on starting point and rush hour.
What is the median household income difference between Davie and Cooper City?
Davie sits around $87,250. Cooper City sits around $132,319. That is a meaningful gap and it shows up in retail mix, restaurant selection, and community events.
Are property taxes higher in Davie or Cooper City?
Both sit inside Broward County at the FY 2026 county rate of 5.6658 mills. Davie adds a municipal millage of 5.8118. Cooper City’s combined effective property tax rate is widely reported around 0.94 percent. Run exact numbers on the property appraiser site before writing an offer.
Does Cooper City have equestrian zoning like Davie?
No. Cooper City is overwhelmingly planned single family subdivisions. The equestrian zoning, horse trails, and working stables are a Davie feature, concentrated on the western side of town and along Orange Drive and Griffin Road.
Which town is better for a family with young kids?
If school reputation is the single most important factor and the budget supports $700,000 plus, Cooper City is the answer. If budget flexibility, lot size, or neighborhood variety matters more, Davie opens more doors. Both are strong choices for young families.
Are there parts of Davie without an HOA?
Yes. Large sections of Davie, particularly older single family and equestrian zones, have no HOA. Cooper City is overwhelmingly HOA governed. Buyers who want to avoid HOA dues should start their search in Davie.
Ready to Shop One or Both Towns
The right answer between Davie and Cooper City depends on the specific block, the specific school assignment, and the specific budget. The wrong answer comes from picking one based on a single number pulled out of context.
For live inventory in either town, start at livingindavieflorida.com. Anthony Spitaleri updates the feed for both markets and can run a side by side address level comparison in the same price band and the same school zone. Reach out through the contact form for a same day callback.
Anthony Spitaleri is a licensed Florida real estate agent with Coldwell Banker Realty in Weston. He lives and works in Davie. This guide is for informational purposes only and does not constitute legal, tax, or investment advice. All homes are offered in compliance with the Fair Housing Act.
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