Buying a Home in Davie Florida: The Complete Buyer’s Guide (2026)

Buying in Davie means navigating equestrian zoning, CDD fees, flood insurance requirements, and a market where inventory in the $500K to $800K range stays tight. This guide covers every step of the buying process with real numbers, sourced from the Broward County Property Appraiser, FEMA, and direct market experience since 2013.

What Does a Home Cost in Davie?

The median property value in Davie is $462,900 as of 2024 data. That number masks the range. Davie’s housing stock spans five distinct price tiers, each with a different lifestyle.

Under $300K: Condos and townhomes in Rolling Hills, Pine Island Ridge, Courtyards at Davie, and Nova Village. Investor friendly. Low maintenance. Golf course access in some communities.

$300K to $500K: Older single family homes in Arrowhead, Forest Ridge sub communities, and parts of Central Davie. Fixer uppers and first time buyer territory.

$500K to $800K: The core of Davie’s single family market. Homes on quarter acre to half acre lots in Ivanhoe Estates, Shenandoah, Waverly Hundred, and Hawkes Bluff. This is where most relocating families land.

$800K to $1.5M: Newer construction and larger lots in Marigold, Estates by Turnberry, The Vineyards, and parts of Long Lake Estates. Gated communities with resort style amenities.

$1.5M and up: Estate homes in Long Lake Ranches, Imagination Farms, Riverstone, Stonebrook Estates, Northstar Estates, and Zona West. Guard gated, custom builds, equestrian access.

For detailed breakdowns at each price point:

• What Can $400,000 Buy?
• What Can $500,000 Buy?
• What Can $600,000 Buy?
• What Can $700,000 Buy?
• What Can $800,000 Buy?

Property Taxes in Davie

Broward County property taxes are not optional and they are not small. A home assessed at $500,000 with a homestead exemption will pay roughly $7,500 to $9,000 annually. Without homestead, add approximately $1,000 to $2,500 depending on the taxing district.

Homestead exemption reduces your assessed value by up to $50,000 for primary residences. You must file by March 1 of the year following your purchase. Miss the deadline and you pay full freight for an entire year.

Save Our Homes cap limits annual assessed value increases to 3% for homesteaded properties, regardless of market appreciation. This is a significant long term benefit that compounds over time.

CDD fees (Community Development District) apply in newer communities like The Vineyards, Marigold, Bristol Reserve, and Sierra Ranches. These range from $2,000 to $4,000 per year and are billed on your tax bill. They are not optional. They fund infrastructure that the developer built.

Full breakdown in our Property Tax and Homestead Exemption Guide. For recent legislative changes, read Florida Property Tax Eliminated?

Flood Zones: Check Before You Buy

This is non negotiable. Every buyer in Davie must check the FEMA flood zone designation for their specific property before making an offer.

Davie sits inland, which reduces hurricane surge risk. But the town has areas in Zone AE (high risk), Zone X (moderate to low risk), and everything in between. A home in Zone AE requires flood insurance if you have a federally backed mortgage. A home in Zone X does not require it, but that does not mean the home will never flood.

What flood insurance costs in Davie:

• Zone X (preferred risk): $400 to $1,200 per year
• Zone AE: $2,000 to $8,000+ per year depending on elevation and coverage
• Risk Rating 2.0 (FEMA’s new pricing model) has changed costs dramatically for some properties

Check any property at msc.fema.gov. Request an elevation certificate from the seller. And run the numbers before you fall in love with a house.

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

Insurance Costs

Homeowners insurance in Broward County is not what it was five years ago. Several carriers have exited the Florida market. Premiums have increased 30% to 80% depending on the property.

Typical ranges for Davie single family homes:

• Newer construction (post 2002): $3,500 to $6,000 per year
• Older construction (pre 2000): $5,000 to $10,000+ per year
• Roof age is the single biggest factor. A roof older than 15 years may require replacement before a carrier will write a policy.

Wind mitigation inspections can reduce premiums by 15% to 45%. Get one done before shopping for insurance. The cost is $75 to $150 and the savings are substantial.

Full coverage in our Home Insurance Guide.

New Construction vs. Resale

Davie has more new construction activity right now than at any point since the mid 2000s. The decision between new and resale comes down to tradeoffs.

New construction advantages: Modern floor plans, hurricane rated windows and roofs, lower insurance premiums, builder warranties, smart home features.

New construction downsides: CDD fees ($2,000 to $4,000/year), longer closing timelines, limited negotiation on price, smaller lots in some communities compared to older Davie neighborhoods.

Active new construction communities:

• Estates by Turnberry ($1.2M+)
• Marigold by Pulte ($900K+)
• The Vineyards ($700K+)
• Bristol Reserve (mid range)
• Sierra Ranches (equestrian)
• Sterling Ranch (guard gated)
• Oak Park ($2.7M+)
• Zona West ($5.5M+)

Full analysis in New Construction: Complete Guide, New Construction Homes 2026, and New Construction vs. Resale.

HOA Fees: What to Expect

HOA fees in Davie range from $0 (no HOA properties on acreage) to $684 per month (Stonebrook Estates). Most gated communities charge $200 to $450 per month.

What HOA fees typically cover in Davie:

• Guard gate and security patrol
• Common area maintenance (pools, parks, clubhouse)
• Cable/internet in some communities
• Exterior maintenance in townhome/condo communities

What they do not cover:

• Flood insurance
• Property taxes
• Roof replacement (in single family communities)

Before buying in an HOA community, request the financial statements, reserve study, and meeting minutes. A low HOA fee with depleted reserves means a special assessment is coming.

Full breakdown in our HOA Guide. For homes without any HOA, see Davie Homes with No HOA.

Closing Costs in Davie

Closing costs in Broward County typically run 2% to 4% of the purchase price for buyers. On a $600,000 home, expect $12,000 to $24,000 in closing costs.

Major line items:

• Title insurance: ~$2,400 on a $600K purchase (Florida rate)
• Documentary stamps: $4,200 on a $600K purchase ($0.70 per $100)
• Intangible tax on mortgage: 0.2% of loan amount
• Recording fees: $300 to $500
• Lender fees: varies by lender
• Prepaid insurance and taxes: 3 to 6 months escrowed

In Florida, the seller customarily pays for the owner’s title insurance policy in Broward County. The buyer pays for the lender’s title policy. This is negotiable but it is the standard expectation.

Full breakdown in our Closing Costs Guide.

First Time Buyers in Davie

If this is your first home purchase, Davie offers several advantages. No state income tax improves your qualifying ratios. FHA loans allow 3.5% down. Broward County has down payment assistance programs for qualifying buyers.

The most common mistake first time buyers make in Davie is underestimating total monthly costs. The mortgage payment is one number. Property taxes, insurance, flood insurance, and HOA/CDD fees are four more. A $500,000 home with a 7% rate, 10% down, and all carrying costs will run $4,200 to $4,800 per month depending on the neighborhood.

Start with our First Time Home Buyer Guide.

Selling in Davie

If you own a home in Davie and are considering selling, understand that pricing strategy matters more than staging in this market. Overpriced listings sit. Correctly priced listings in the $500K to $800K range are moving in 30 to 60 days with multiple showings.

• How to Sell Your Home Fast in Davie
• Why Your Davie Home Did Not Sell
• Sell Your Home in Davie
• What Is My Davie Home Worth?

Current Market Data

The Davie real estate market in 2026 is characterized by limited inventory, steady demand from relocating buyers, and new construction absorbing some of the upper market pressure.

Updated market data is published weekly on our Davie Market Data Dashboard. For the latest detailed analysis, read the January 2026 Market Report.

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, spent 13 years in the Miami market, and returned in 2025. He publishes original weekly market data and maintains the largest collection of Davie neighborhood guides available online.

Next Step

A 15 minute strategy call covers your budget, target neighborhoods, timeline, and whether Davie is the right fit. No pressure, no pitch.

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Frequently Asked Questions

How much does it cost to buy a home in Davie, FL?

The median property value is $462,900. Single family homes in good school zones range from $450,000 to $800,000. Luxury homes start at $1M and go above $5M.

What are closing costs in Davie?

Typically 2% to 4% of the purchase price for buyers. On a $600,000 home, expect $12,000 to $24,000.

Do all Davie neighborhoods have HOA fees?

No. Davie has both HOA communities and no HOA properties. HOA fees range from $150 to $684 per month where they apply.

Is flood insurance required in Davie?

It depends on the FEMA zone. Properties in Zone AE with federally backed mortgages require flood insurance. Properties in Zone X do not require it but may still benefit from coverage.

What are property taxes on a $500,000 home in Davie?

Roughly $7,500 to $9,000 per year with homestead exemption. Without homestead, add $1,000 to $2,500.

Should I buy new construction or resale in Davie?

New construction offers lower insurance and modern features but comes with CDD fees and smaller lots. Resale offers larger lots and established neighborhoods at potentially lower total monthly cost.

How long does it take to close on a home in Davie?

Cash deals can close in 14 to 21 days. Financed purchases typically close in 30 to 45 days depending on the lender and inspection period.