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Living in Davie Florida: The Complete Guide (2026)

Byanthonyspitaleri

Living in Davie Florida: The Complete Guide (2026)

Davie is a town of 112,000 people in western Broward County, roughly 20 minutes from Fort Lauderdale and 40 minutes from Miami. It is the largest town by population in Florida. Equestrian zoning, A rated schools, and lot sizes that would cost twice as much in Plantation or Weston make it one of the most practical choices for families relocating to South Florida. This guide covers everything you need to know before moving here, backed by data from the Broward County Property Appraiser, FEMA, the U.S. Census Bureau, and 13 years of direct market experience.

Why People Move to Davie

The median household income in Davie is approximately $87,171 according to 2023 census data, well above the national average of $74,580. The average commute is 24 minutes. The median property value is $462,900 as of 2024. Those three numbers tell you who lives here: working professionals and families who want suburban space without sacrificing access to the rest of South Florida.

Davie draws a specific buyer. Someone who looked at Weston and did not want to pay $200,000 more for a comparable home. Someone who considered Plantation but wanted a larger lot. Someone who explored Pembroke Pines and preferred the character of a town with actual land. Davie fills a gap in Broward County that no other municipality covers at this price point.

For a full breakdown of the tradeoffs between Davie and surrounding cities, read our comparison guides:

Cost of Living in Davie

Davie is not cheap by national standards, but it is significantly more affordable than the coastal Broward and Miami markets. The numbers break down like this.

Housing costs: The median property value is $462,900 (2024 data). That number is misleading on its own because Davie’s housing stock spans from $160,000 condos in Pine Island Ridge to $5.6 million estates in Zona West. A single family home on a quarter acre lot in a solid school zone runs $450,000 to $700,000. That same house in Weston costs $650,000 to $900,000.

For detailed price breakdowns at every budget level, see our buying power guides:

Property taxes: Broward County’s millage rate means a home assessed at $500,000 with a homestead exemption will pay roughly $7,500 to $9,000 annually depending on the specific taxing district. CDD fees in newer communities like The Vineyards or Marigold add $2,000 to $4,000 per year on top. Full breakdown in our property tax and homestead exemption guide.

Insurance: Homeowners insurance in Broward County has increased sharply since 2022. Expect $3,500 to $8,000 per year for a single family home depending on age, roof condition, and proximity to flood zones. Flood insurance is separate and varies by FEMA zone. Our home insurance guide covers the specifics.

Everyday costs: Groceries, gas, and utilities run roughly 5% to 10% above the national average. Florida has no state income tax, which is the single largest cost of living advantage for higher earners relocating from the Northeast. For a detailed comparison, read Is It Expensive to Live in Davie Florida?

Davie Neighborhoods: A Full Breakdown

Davie has over 50 distinct neighborhoods. They range from guard gated luxury enclaves to no HOA acreage properties where you can keep horses in your backyard. The right neighborhood depends on your budget, lifestyle, and school zone priorities.

Ultra Luxury ($2M and Up)

These are Davie’s premium communities. Guard gated, architecturally significant, and built for buyers who want estate living without driving to Southwest Ranches or Parkland.

  • Zona West ($5.5M to $5.6M) — 12 custom homes on 18 acres. The most exclusive address in Davie.
  • Northstar Estates ($1.9M to $5.4M) — Custom builds on oversized lots. Architecturally unique.
  • Stonebrook Estates ($2.3M to $4.5M) — 129 estates with $684 monthly HOA. 24/7 guard gate.
  • Blackhawk Ranches ($1.5M to $3.5M+) — Equestrian friendly custom estates.

Luxury ($1M to $2M)

The sweet spot for upper market buyers who want new construction quality, gated security, and top school zones.

  • Long Lake Ranches ($1.4M to $3M) — Guard gated, GL Homes, lakefront lots, equestrian access. The benchmark luxury community in Davie.
  • Riverstone ($1.6M to $2M) — Waterfront, GL Homes, newer construction.
  • Imagination Farms ($1.4M to $2.3M) — Pasadena Homes, guard gated. One of Davie’s best kept secrets.
  • Estates by Turnberry ($1.2M to $1.8M) — New construction (2024 to 2026). Modern floor plans.
  • Marigold by Pulte ($900K to $1.4M) — New construction. Smart home features.
  • Mystique Estates ($1.1M to $1.5M) — Toll Brothers, boutique community.

Upper Mid Range ($500K to $1M)

Where most move up buyers and relocating families land. Strong schools, manageable HOAs, and real yard space.

  • Shenandoah ($650K to $950K) — Large lots, established community.
  • Ivanhoe Estates ($500K to $800K) — Central Davie, large lots, strong schools.
  • Hawkes Bluff ($600K to $850K) — Gated, family focused.
  • Waverly Hundred ($550K to $750K) — Quiet, established, no through traffic.
  • The Vineyards ($700K to $900K) — New construction, CDD community.

Entry Level (Under $500K)

Davie’s most attainable single family and condo options. Ideal for first time buyers and investors.

  • Forest Ridge ($450K to $900K) — 1,558 homes across 9 sub communities. The largest neighborhood in Davie.
  • Rolling Hills (from $165K) — Golf community. Condos, townhomes, and single family.
  • Pine Island Ridge (from $160K) — Condos with golf course access.
  • Arrowhead ($300K to $500K) — Golf community with mixed housing types.

For the full list of all 52 neighborhoods with school zones, HOA details, and gating status, visit our Davie Neighborhoods hub.

For buyers focused on security and privacy, see Gated Communities in Davie. For buyers who want land without restrictions, see Davie Homes with No HOA.

Schools in Davie

Davie is served by Broward County Public Schools, the sixth largest school district in the country. Several schools within Davie boundaries carry A ratings from the Florida Department of Education.

The school zone assigned to a home matters more than the town level average. Two houses a mile apart in Davie can feed into different elementary schools with very different performance profiles. Buyers should verify school assignments using the BCPS school finder tool before making an offer.

Top rated elementary schools in Davie include:

  • Flamingo Elementary
  • Country Hills Elementary
  • Nova Blanche Forman Elementary (NSU partnership)

Notable middle and high schools:

  • Indian Ridge Middle
  • Nova Middle
  • Western High
  • Nova High

Nova Southeastern University is also located in Davie, awarding 6,117 degrees in 2023. NSU gives the town a university presence without the density, and its campus adds green space and community events to the Central Davie area.

For complete school coverage, read:

Equestrian Culture

Davie has maintained horse friendly zoning since its founding. This is not a marketing angle or a historical footnote. It is a functional part of daily life in certain parts of town.

Tree Tops Park has equestrian trails. The Bergeron Rodeo Grounds hosts events year round. Residents in equestrian zoned areas ride through the neighborhood, not just on designated trails. The Town of Davie still enforces zoning that allows horses on residential parcels in specific areas.

For buyers interested in hobby farms, horse properties, or a rural feel within commuting distance of Fort Lauderdale, Davie is one of the few places in Broward County where that combination exists. Communities like Blackhawk Ranches, Martha Bright Farms, Sierra Ranches, and Flamingo Ranch Estates cater specifically to this lifestyle.

Not every parcel in Davie qualifies for equestrian use. Verify zoning with the Town of Davie before making an offer on any property where horse keeping is part of the plan. See also our guide on Davie Homes on Acreage.

New Construction in Davie (2024 to 2026)

Davie has seen more new construction activity in the last three years than at any point since the mid 2000s. Several national builders are active in town.

Active new construction communities:

  • Estates by Turnberry — Custom luxury homes on oversized lots. Prices from $1.2M.
  • Marigold by Pulte — Smart home features, modern floor plans. Prices from $900K.
  • The Vineyards — New community with CDD. Prices from $700K.
  • Bristol Reserve — Newer infill community.
  • Sierra Ranches — Equestrian friendly new construction.
  • Sterling Ranch — Guard gated, newer builds.
  • Oak Park — 22 contemporary pool homes. Ultra luxury.
  • Zona West — 12 custom homes. The most exclusive new builds in Davie.
  • Flamingo Ranch Estates — Equestrian zoned new builds.

Buyers considering new construction should understand CDD fees, builder timelines, and the difference between spec homes and custom builds. Our New Construction Complete Guide covers the full process, and New Construction vs. Resale breaks down the tradeoffs.

Flood Zones and Climate Risk

Davie sits inland, which reduces direct hurricane surge exposure compared to barrier island communities. But flooding risk varies significantly by neighborhood and specific parcel. Davie carries a climate risk score of 68.06, which is moderate relative to coastal South Florida.

What you need to check before buying:

1. The FEMA flood zone for the specific property at msc.fema.gov

2. Whether the community has an active stormwater management system

3. The cost of flood insurance for that parcel (this varies dramatically)

4. Elevation certificates if available

Flood insurance costs in Broward County have risen sharply. Buyers should budget for this before making an offer, not after. The Town of Davie has ongoing stormwater infrastructure projects detailed at davie-fl.gov.

For the full analysis, read our Flood Zones Guide and Flood Zones Risk Assessment.

Commuting From Davie

Davie sits at the intersection of I-595 and I-75, with Florida’s Turnpike running through the eastern side of town. That positioning gives residents direct highway access to Fort Lauderdale, Miami, and the west coast of Florida.

Typical commute times from Central Davie:

  • Fort Lauderdale downtown: 15 to 20 minutes
  • Fort Lauderdale/Hollywood International Airport: 20 minutes
  • Miami (Brickell/Downtown): 35 to 45 minutes
  • Boca Raton: 30 to 40 minutes
  • Sawgrass Mills / Sunrise: 10 to 15 minutes

The average commute for Davie residents is 24 minutes. Rush hour on I-595 eastbound in the morning and westbound in the evening adds 10 to 20 minutes. Tri Rail has a station in nearby Fort Lauderdale for those commuting to West Palm Beach or Miami on rail.

Full commute analysis in our Commute and Transportation Guide.

Things to Do in Davie

Davie is not a nightlife destination. It is a place where people live, raise families, and use as a base for the rest of South Florida. That said, the town has more to offer than most people realize.

Parks and recreation: Tree Tops Park (243 acres), Flamingo Gardens (60 acres, botanical garden and wildlife sanctuary), Vista View Park, and dozens of community parks. Davie has more green space per capita than most Broward municipalities.

Dining and shopping: Pine Island Road and University Drive are the main commercial corridors. The Town of Davie has attracted more restaurant and retail development over the past five years, though serious dining still means a drive to Fort Lauderdale or Hollywood.

Events: Bergeron Rodeo Grounds hosts rodeos, concerts, and community events. The Davie Ranch Saloon area maintains the town’s Western character. Orange Drive hosts the annual Davie Town Festival.

University culture: Nova Southeastern University brings events, lectures, and campus amenities that are open to the broader Davie community.

For the full guide, read Things to Do in Davie Florida. For parks specifically, see our Parks and Recreation Guide. For local history and culture, read the History and Culture Guide.

Safety in Davie

Davie has its own police department, which distinguishes it from unincorporated areas that rely on the Broward Sheriff’s Office. The Davie Police Department operates out of a centrally located headquarters and maintains an active community policing presence.

Crime rates in Davie are lower than the Broward County average for most categories. The suburban residential character of the town, combined with the large number of gated communities, contributes to a safer environment. That said, property crime exists in every South Florida community, and specific neighborhoods have different risk profiles.

Check current statistics directly through the Town of Davie Police Department. For the full safety picture, read Is Davie Florida Safe?

HOA vs. No HOA: Davie Has Both

One of Davie’s unique advantages is that it offers both options. Buyers who want the structure and amenities of a managed community can choose from dozens of HOA neighborhoods. Buyers who want freedom and no monthly fees can find single family homes on acreage with zero restrictions.

HOA fees in Davie range from $150 per month in older communities to $684 per month in Stonebrook Estates. CDD fees in newer communities add $150 to $350 per month on top of HOA fees.

For a full breakdown of what HOA fees cover and which communities charge what, read our HOA Guide. For homes without restrictions, see Davie Homes with No HOA.

The Real Estate Market Right Now

Davie’s market in 2026 is driven by limited inventory and continued demand from relocating buyers. New construction has absorbed some of that demand, but resale inventory in the $500K to $800K range remains tight.

The most current market data is published weekly on our Davie Market Data dashboard, sourced directly from MLS data. For the latest full market analysis, read the January 2026 Market Report.

Sellers: if your home has been on the market without an offer, read Why Your Davie Home Did Not Sell before relisting.

Who This Guide Is Written By

Anthony Spitaleri is a Broker Associate and REALTOR with EXP Realty, licensed since 2013. He grew up in Davie, left for 13 years to work in the Miami market, and returned in 2025. He publishes original weekly market data, covers Davie Town Council meetings, and maintains the largest collection of Davie neighborhood guides available online.

Every data point in this guide is sourced from the Broward County Property Appraiser, FEMA, the U.S. Census Bureau, Broward County Public Schools, and the Town of Davie.

Ready to Talk?

If you are considering a move to Davie, or you already live here and want to understand your options, a 15 minute strategy call is the fastest way to get answers specific to your situation.

Book a Free Strategy Call

Frequently Asked Questions

What is the population of Davie, Florida?

Davie’s population is approximately 112,052 as of 2024 census estimates. The 2020 census counted 110,320 residents, making Davie the largest town by population in Florida.

What is the median home price in Davie, FL?

The median property value in Davie is $462,900 as of 2024 data. Prices range from $160,000 for condos to over $5 million for estate homes, depending on the neighborhood.

Is Davie, FL a good place to live?

Davie is a strong choice for families and professionals who want suburban space, A rated schools, and proximity to Fort Lauderdale at a lower price point than Weston or Plantation. The median household income of $87,171 and average 24 minute commute reflect a stable, working professional community.

How far is Davie from Fort Lauderdale?

Davie is 15 to 20 minutes from downtown Fort Lauderdale and 20 minutes from Fort Lauderdale/Hollywood International Airport under normal traffic conditions.

Can you have horses in Davie, FL?

Yes, in equestrian zoned areas. Davie has maintained horse friendly zoning since its founding. Not all parcels qualify. Verify zoning with the Town of Davie before purchasing.

Is Davie, FL safe?

Davie has its own police department and crime rates below the Broward County average. Specific neighborhoods have different profiles. Check the Town of Davie Police Department for current statistics.

What are property taxes like in Davie?

A home assessed at $500,000 with homestead exemption will pay roughly $7,500 to $9,000 annually. CDD fees in newer communities add $2,000 to $4,000 per year. See the Broward County Property Appraiser for specific assessments.

What are the best neighborhoods in Davie for families?

Forest Ridge, Long Lake Ranches, Ivanhoe Estates, and Hawkes Bluff are consistently the top choices for families based on school zones, safety, and community amenities.

Is it better to rent or buy in Davie right now?

Buyers who can qualify for a mortgage and plan to stay five or more years are generally in a stronger financial position than renters at current market rates. The specifics depend on your down payment, loan terms, and insurance costs.

What school district is Davie in?

Davie is served by Broward County Public Schools, the sixth largest school district in the United States. School assignments vary by address.

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