Moving to Davie Florida: Everything You Need to Know (2026)
Moving to Davie Florida: Everything You Need to Know (2026)
If you are considering a move to Davie, this guide answers every practical question in one place. Cost of living, what neighborhoods fit your budget, which schools your kids will attend, how the commute works, what flood zones mean for insurance, and how Davie compares to the other Broward suburbs you are probably also researching. No fluff. Data from the U.S. Census, Broward County Property Appraiser, FEMA, and 13 years of direct market experience.
Why People Choose Davie Over Other Broward Suburbs
Davie fills a gap. It is cheaper than Weston, less dense than Pembroke Pines, has larger lots than Plantation, and offers a lifestyle (equestrian zoning, acreage, no HOA options) that no other Broward suburb can match.
The population is 112,052 as of 2024 census estimates. Median household income is $87,171. Average commute is 24 minutes. The median home price is $462,900, which is $50,000 to $200,000 below comparable properties in Weston, Plantation, and Parkland.
The typical relocator to Davie is:
- A family moving from the Northeast or Midwest (no state income tax is the initial draw)
- A South Florida resident upgrading from a condo or townhome to a single family home with a yard
- A professional who works in Fort Lauderdale or Miami and wants suburban space without a 45 minute commute
If that profile matches yours, keep reading.
How Davie Compares to Other Cities
If you are researching Davie, you are almost certainly also looking at 3 to 5 nearby cities. Here is the quick comparison. Each link goes to a detailed side by side analysis.
| City | Median Home Price | Vs. Davie | Best For |
|—|—|—|—|
| Weston | $620K+ | $160K more | Newer communities, top school reputation |
| Plantation | $500K+ | $40K more | Central location, walkable pockets |
| Pembroke Pines | $480K+ | $20K more | More shopping/dining, denser layout |
| Cooper City | $550K+ | $90K more | Small town feel, strong schools |
| Southwest Ranches | $1M+ | $540K more | Acreage, rural luxury, no commercial |
The Davie advantage: More land per dollar, equestrian options, both HOA and no HOA neighborhoods, and direct highway access (I-595, I-75, Turnpike) that most of these cities cannot match.
What It Costs to Live in Davie
Housing (biggest line item):
Single family homes in Davie’s core family neighborhoods run $450,000 to $800,000. Monthly carrying costs on a $600,000 home (7% rate, 10% down, including taxes, insurance, HOA):
| Cost | Monthly Estimate |
|—|—|
| Mortgage (P&I) | $3,590 |
| Property tax (with homestead) | $650 to $750 |
| Homeowners insurance | $350 to $600 |
| Flood insurance (if required) | $50 to $500 |
| HOA (if applicable) | $200 to $450 |
| Total | $4,840 to $5,890 |
Florida has no state income tax. For a household earning $150,000 in New York, that is roughly $9,000 per year in tax savings, which offsets a significant portion of the higher insurance costs.
For the full cost analysis, read Is It Expensive to Live in Davie? and Davie Cost of Living.
Picking the Right Neighborhood
Davie has 52 neighborhoods. Narrowing from 52 to 3 requires answering four questions:
1. Budget: What is your all in monthly number? (Not just purchase price, but taxes, insurance, HOA, flood)
2. Schools: Do you have school age children, and is the school zone a priority?
3. Lifestyle: Do you want gated security, equestrian access, no HOA, or new construction?
4. Commute: Where do you work and how far are you willing to drive?
Quick filters:
| If You Want | Look At |
|—|—|
| Best schools + family community | Forest Ridge, Hawkes Bluff, Long Lake Ranches |
| Gated luxury under $1.5M | Marigold, Estates by Turnberry, Shenandoah |
| No HOA + acreage | Millstone Ranches, West Davie acreage |
| New construction | Marigold, Vineyards, Estates by Turnberry |
| Under $500K | Rolling Hills, Forest Ridge (select sub communities) |
| Equestrian property | Blackhawk Ranches, Sierra Ranches, Flamingo Ranch Estates |
Full neighborhood breakdown with pricing: Davie Neighborhoods: Complete Guide.
The Commute From Davie
Davie sits at the intersection of I-595 and I-75. That positioning is a genuine advantage.
| Destination | Drive Time |
|—|—|
| Fort Lauderdale (downtown) | 15 to 20 min |
| FLL Airport | 20 min |
| Miami (Brickell/Downtown) | 35 to 45 min |
| Boca Raton | 30 to 40 min |
| Sawgrass Mills / Sunrise | 10 to 15 min |
| Miami Beach | 45 to 60 min |
Rush hour reality: I-595 eastbound in the morning and westbound in the evening adds 10 to 20 minutes. SunPass Express Lanes on I-595 can cut that by half. I-75 northbound toward Palm Beach County is generally smoother than the I-95 corridor.
Tri Rail has stations in Fort Lauderdale for those commuting by rail to West Palm Beach or Miami. There is no Tri Rail station in Davie itself.
Full analysis: Commute and Transportation Guide. See also How Far Is Davie From the Beach?
Schools: What Relocating Families Need to Know
Your home address determines your school assignment. Not your neighborhood. Not your zip code. Your exact street address.
Top elementary school zones in Davie: Flamingo Elementary, Country Hills Elementary, Nova Blanche Forman Elementary.
Middle schools: Indian Ridge Middle (western Davie), Nova Middle (central, NSU campus).
High schools: Western High (western Davie, opened 2003), Nova High (central, NSU campus).
The process:
1. Identify target neighborhoods based on budget
2. Check school assignment at browardschools.com for each address
3. Compare school performance on the FLDOE website
4. Factor this into your final neighborhood decision
Complete guides:
Flood Zones and Insurance
Every buyer relocating to Davie needs to understand flood zones. Davie is inland, which reduces hurricane surge risk. But FEMA designates portions of Davie as Zone AE (high risk), which requires flood insurance for any federally backed mortgage.
Before you make an offer on any property:
1. Check the FEMA flood zone at msc.fema.gov
2. Request the elevation certificate from the seller
3. Get a flood insurance quote (Zone X: $400 to $1,200/year; Zone AE: $2,000 to $8,000+/year)
4. Factor flood insurance into your total monthly budget
This is not optional. A home that looks affordable on paper can become $500 per month more expensive if it sits in Zone AE.
Full guides:
What Daily Life in Davie Is Like
Davie is not a nightlife town. It is a place where people live, raise families, and use as a base for the rest of South Florida.
Parks and outdoor life: Tree Tops Park (243 acres), Flamingo Gardens (botanical garden and wildlife sanctuary), Vista View Park. Davie has more green space per capita than most Broward suburbs.
Dining: Pine Island Road and University Drive are the main commercial corridors. Restaurants are local and chain, not destination dining. Fort Lauderdale’s Las Olas is 20 minutes away for that.
Shopping: Davie is within 15 minutes of Sawgrass Mills, one of the largest outlet malls in the country. University Drive has standard retail.
Equestrian culture: Bergeron Rodeo Grounds, Tree Tops equestrian trails, and neighborhoods where people ride horses on the street. This is real, not decorative.
University culture: NSU’s campus adds lectures, sports events, and community programming.
More detail: Things to Do in Davie, Parks and Recreation Guide, What Is Davie Known For?
Moving From Up North? Read This
If you are relocating from the Northeast, Midwest, or anywhere with state income tax, you are not alone. A significant percentage of Davie buyers are relocating from New York, New Jersey, Connecticut, and Illinois.
What surprises most Northern relocators about Davie:
- Insurance costs are higher than expected (homeowners + flood + auto)
- Property taxes are lower than the Northeast but not negligible
- The savings from no state income tax are real and significant
- Humidity in summer is more intense than people anticipate
- Hurricane season (June through November) requires preparation, not panic
For the full relocation perspective, read Moving to Davie From Up North and 10 Reasons People Move to Davie.
Safety
Davie has its own police department with a community policing approach. Crime rates are below the Broward County average for most categories. The suburban character and high percentage of gated communities contribute to the safety profile.
That said, specific neighborhoods have different risk profiles. Gated communities with 24/7 guards have different exposure than ungated areas near commercial corridors.
Full analysis: Is Davie Florida Safe?
The Relocation Process: Step by Step
1. Research — Read this guide and the linked sub guides
2. Budget — Calculate total monthly costs, not just purchase price
3. Narrow neighborhoods — Use the Neighborhoods Guide to filter by budget, schools, and lifestyle
4. Verify school zones — For every specific address, not just the neighborhood
5. Check flood zones — For every specific property
6. Strategy call — 15 minutes to match your criteria to current available inventory
7. Visit — Tour 3 to 5 neighborhoods in person before committing
8. Make an offer — With insurance, flood, and tax numbers already verified
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 in the Miami market, and returned in 2025. He specializes in helping relocating families find the right neighborhood in Davie based on data, not sales pressure.
Ready to Start the Conversation?
A 15 minute strategy call covers your budget, timeline, and target neighborhoods. No pitch. Just answers.
Frequently Asked Questions
Is Davie, FL a good place to live?
For families and professionals who want suburban space, good schools, and Fort Lauderdale access at a lower price point than Weston or Plantation, Davie is one of the strongest options in Broward County.
How far is Davie from Fort Lauderdale?
15 to 20 minutes to downtown Fort Lauderdale. 20 minutes to FLL airport. Both under normal traffic conditions.
Is Davie, FL safe?
Davie has its own police department and crime rates below the Broward County average. Many neighborhoods are gated with 24/7 security.
What is the cost of living in Davie?
Housing is the main cost. A single family home in a good school zone runs $450K to $800K. Monthly carrying costs on a $600K home are $4,800 to $5,900. Florida has no state income tax.
Can I keep horses in Davie?
Yes, in equestrian zoned areas. Davie is one of the few places in Broward County with active equestrian zoning and horse friendly infrastructure.
What are the best neighborhoods in Davie for families?
Forest Ridge, Long Lake Ranches, Ivanhoe Estates, and Hawkes Bluff based on school zones, safety, and community amenities.
How does Davie compare to Weston?
Davie is $50K to $200K less for comparable homes, has larger lots, and offers equestrian zoning. Weston has newer communities and a stronger perceived school reputation, though both are served by BCPS.
