Bonaventure Weston Open House: 16641 Royal Poinciana Dr

Most Weston versus Davie comparisons get written from the top of the market, where the trade is obvious. Seven figures in Weston buys a home inside a planned gated community. The same money in Davie buys acreage, agricultural zoning, and the right to keep horses. Clean story, easy to tell, and mostly useless once you’re standing in front of an actual house.

At $1,200,000 the story gets more interesting, because that number sits right on the seam. It’s the point where Davie’s acreage market barely opens up to you and where Weston still has inventory that isn’t a cookie cutter subdivision. What you’re really choosing between is a third of an acre on a lake in the oldest part of Weston, or the entry rung of Davie’s estate market where most of your budget goes into land.

I’m Anthony Spitaleri, Broker Associate with Coldwell Banker Realty, and I hosted the open house at 16641 Royal Poinciana Dr on Saturday, August 8, 2026. The Sunday session was cancelled. The home is in Bonaventure, which is the part of Weston most worth comparing against Davie, for reasons that go back to 1976.

How does Bonaventure in Weston compare to Davie at $1.2 million?

The rest of this post walks the property, the history that makes Bonaventure different, and the Davie communities that actually compete at this number.

What 16641 Royal Poinciana Dr offers

Every figure in that table comes from Southeast Florida MLS listing A12019985 as of August 7, 2026. Listing data is deemed reliable but not guaranteed, and you should verify the lot size and year built independently through the Broward County Property Appraiser before you write an offer.

Two numbers on that table deserve a second look.

$420 a year. Not a month. That’s $35 a month for HOA in a city whose entire reputation is built on association structure. Hold onto that, because it’s the single biggest thing separating this home from both the rest of Weston and from Davie at the same price.

1977. Bonaventure broke ground in 1976. This is one of the original homes, not a later infill build. Five bedrooms on one story with a split bedroom plan was how they built here before the rest of Weston existed.

The home is lakefront with a private in ground pool, sitting on close to a third of an acre, which is a materially larger lot than the Weston gated communities built two decades later.

Where 16641 Royal Poinciana Dr sits inside Bonaventure

Bonaventure is not a subdivision inside Weston. It’s older than Weston.

The land west of Fort Lauderdale was bought for development in the 1950s and eventually split into two separate projects. One was Indian Trace, renamed Weston in 1984, which voted to incorporate as a city in 1996. The other was Bonaventure, which broke ground in 1976 and spent two decades as its own place. In 1997, Bonaventure residents were given a choice: join Weston or join Sunrise. They chose Weston by close to a two to one margin.

That’s why Bonaventure doesn’t feel like the rest of the city. It wasn’t planned by the same people, on the same timeline, under the same rulebook. It was annexed.

The practical consequences:

• Build era runs earlier. Bonaventure housing starts in the late 1970s and runs through the 1980s. The rest of Weston is largely 1990s and 2000s. A 1977 build is Bonaventure at its origin.
• Lots run larger. The 13,257 square foot lot here is well above what the 1990s Weston gated communities platted.
• HOA cost varies enormously. Across Bonaventure, dues run from roughly $23 to about $1,390 depending on section and property type. This home sits at the low end at $420 a year.
• The Bonaventure Town Center Club is a separate layer. Some Bonaventure properties carry a required membership, reported around $360 per year, covering fitness, pools, tennis, racquetball, bowling, and a theater. It’s separate from any HOA and does not apply uniformly. Ask at the door what applies here.
• Bonaventure has its own special district. The Bonaventure Development District is a dependent special district of the City of Weston handling water and sewer service, rights of way, stormwater management, capital projects, and debt service.

Location signals worth knowing:

• 33326 zip code
• Quick access to I 75 and I 595
• Close to Weston Town Center, the 32 acre town center the city built starting in 1999
• Sawgrass Mills and Cleveland Clinic Florida both a short drive
• Roughly half an hour to Fort Lauderdale Hollywood International Airport
• Davie’s western estate communities sit directly east

Street level comparison: Bonaventure vs Davie at $1.2 million

At $1.2 million the Davie acreage market opens up, but only just. This is the number where the comparison gets genuinely close, which is exactly why it’s worth walking both.

What the money actually buys

In Davie you are shopping the entry of the estate band. The community ranges below come from my own Davie tracking rather than a published index, they were last compiled in March 2026, and they move. Treat them as orientation and verify any specific community against the live Davie market data page, which updates weekly, before you act on them.

Sierra Ranches starts around $1,117,000. Grove Creek Ranches runs roughly $1,200,000 to $2,500,000. Martha Bright Farms runs about $1,000,000 to $2,000,000 with a median near $1,475,000, which would put this budget below the middle of that community. Long Lake Estates spans roughly $900,000 to $1,800,000. Flamingo Groves is wide, from about $800,000 past $3,000,000.

Notably out of reach at this number: Long Lake Ranches, Davie’s best known guard gated estate community, where the band starts around $1,435,000. If Long Lake Ranches is the Davie picture in your head, $1.2 million does not buy it.

In Bonaventure, $1.2 million buys this home. Five bedrooms, lakefront, private pool, a third of an acre, $420 a year in dues. For current Davie numbers rather than these ranges, the Davie market data page updates weekly.

Land

This is the real trade and it’s not close.

16641 Royal Poinciana Dr sits on 13,257 square feet, roughly 0.30 acres. Generous for Weston. Not acreage.

Davie’s western communities at this price start at a full acre and run up from there. Sierra Ranches is one acre lots. Martha Bright Farms is acreage and equestrian. If land is what you want, Davie wins this outright and it isn’t an argument.

The question is what you’re buying land for. If the answer is horses, a workshop, an accessory structure, or room to build, Davie is the only Broward answer and you should be touring there instead. If the answer is a bigger back yard, understand that you’re paying for an acre to get it, and in Weston a third of an acre on a lake may accomplish the same thing.

Zoning and what you can do with it

Weston is suburban residential throughout. No agricultural uses, no horses, no accessory commercial structures.

Davie’s western half sits under A-1 agricultural zoning, which permits horses, stables, tack rooms, and small agricultural operations alongside the residence. Some Davie parcels carry the right to subdivide and build a second dwelling. That combination does not exist anywhere in Weston at any price.

If you’ve read about Davie zoning and want the sourced version rather than the internet version, the Davie rural property FAQ covers zoning, wells, septic, and agricultural classification.

HOA and carrying cost

Here’s where the reputations invert.

Weston is supposed to be the HOA city. Davie is supposed to be the freedom city. At this address the numbers say otherwise. $420 a year in Bonaventure is lower than most Davie communities charge, and Davie’s genuinely no HOA inventory is its western acreage, which at $1.2 million means buying at the bottom of that market.

So the honest framing is not structure versus freedom. It’s a low cost association on a lake in Weston, against no association at all in Davie but with your budget stretched thinner across the purchase.

Build era and condition

Bonaventure runs late 1970s into the 1980s. This home is 1977.

Davie’s estate communities at this band are newer. Long Lake Estates is late 1990s into the early 2000s. Sierra Ranches includes pre construction. Martha Bright Farms spans the 1970s through the 2000s.

Twenty plus years of separation is real, and it touches roofs, windows, panels, and plumbing. On any home this age, on either side of the county line, what matters more than the year on paper is what’s been replaced since. Ask that question specifically at the open house and ask for dates.

Water

Lakefront with a private pool at this price in Weston is not common inventory.

Davie’s acreage communities are more often canal adjacent or dry, with lake frontage concentrated in the gated communities that sit above this price band. If water is the thing you actually want, this is a rare configuration and it should factor into how you read the price per square foot.

Davie communities worth knowing if you are also touring there

If you’re cross shopping at this budget, these are the Davie names that matter. As above, the bands are my own tracking compiled March 2026, not a published index, so verify against the live Davie market data page before you rely on any of them.

• Sierra Ranches: one acre lots, western Davie character, entry around $1,117,000 including pre construction. The freedom side of the trade at the closest price to this listing.
• Grove Creek Ranches: roughly $1,200,000 to $2,500,000. You’d be entering at the floor.
• Martha Bright Farms: about $1,000,000 to $2,000,000 with a median near $1,475,000, acreage and equestrian, minimal to no HOA. At $1.2 million you’re shopping the lower half.
• Long Lake Estates: roughly $900,000 to $1,800,000, gated, late 1990s into the early 2000s. The closest Davie match on structure and security.
• Flamingo Groves: wide band from about $800,000 past $3,000,000. The widest variation in the group, so the widest range of condition.
• Long Lake Ranches: worth naming precisely because it’s out of reach here. Guard gated estates starting around $1,435,000. See the Long Lake Ranches community page for live listings if you want to see what the next tier up looks like.

Start with the Davie neighborhoods guide for the full map, gated communities in Davie if security is the priority, or Davie homes on acreage if land is.

Who Bonaventure is right for

Bonaventure works for buyers who want:

• A Weston address with Weston’s services and road access
• Very low HOA cost on a single family home, which is rare in this city
• Lakefront at a price that would buy dry land elsewhere
• An oversized lot without stepping into acreage ownership and its maintenance
• Original 1970s construction they intend to update, or one already updated
• More street to street variation than a master planned subdivision produces
• Community amenities available through the Town Center Club where it applies

If those are your signals, 16641 Royal Poinciana Dr at $1,200,000 is a fair look at what the section offers.

Who Davie is right for

Davie works for buyers who want:

• An acre or more, which Weston does not offer at any price
• A-1 agricultural zoning permitting horses, stables, and accessory structures
• No HOA in most western acreage neighborhoods
• Room to build, expand, or in some parcels subdivide
• Access to the Davie bridle trail network, Tree Tops Park, and the Bergeron Rodeo Grounds
• A rural character on the west side rather than a suburban one

If those are your signals, spend your Saturday in western Davie instead. The buying a home in Davie guide walks the process, and the Davie real estate market page has current pricing.

How to attend the open house at 16641 Royal Poinciana Dr

The Sunday session was cancelled. If you would still like to see the home, reach me through the contact page and I will arrange a private showing. If you’re working with another agent you’re still welcome to tour.

Frequently Asked Questions

What is the price per square foot at 16641 Royal Poinciana Dr?

$1,200,000 divided by 2,550 square feet is approximately $471 per square foot. That’s a higher figure than several newer Weston gated communities trade at, and the reason is what the square footage sits on: lakefront, roughly a third of an acre, and a $420 annual HOA rather than a monthly one. Price per square foot is the wrong single metric on a property where the lot and the carrying cost are doing the work. Compare total cost of ownership instead.

Why is the HOA only $420 a year?

Because Bonaventure predates Weston’s master planned association structure. It was developed starting in 1976 as an independent project and was not annexed into the City of Weston until 1997. Dues across the wider Bonaventure community range from roughly $23 to about $1,390 depending on section and property type, so $420 annually is at the low end even for Bonaventure. Confirm what the fee covers and whether a Bonaventure Town Center Club membership applies to this address during the open house.

Is Bonaventure actually part of Weston?

Yes. Bonaventure was developed separately beginning in 1976 and stayed outside the city for two decades. After Weston incorporated in 1996, Bonaventure residents voted in 1997 on whether to join Weston or Sunrise and chose Weston by close to a two to one margin. The Bonaventure Development District operates today as a dependent special district of the City of Weston covering water and sewer service, rights of way, stormwater, and capital projects.

What schools serve 16641 Royal Poinciana Dr?

School assignments in Weston are set by Broward County Public Schools and can be redrawn between school years. Zones also shift between sections inside Weston, so confirm the assignment for this exact address rather than inferring from the neighborhood or from a listing sheet. Look it up directly with the Broward County Public Schools school locator or review the boundary maps.

The home is lakefront. What should I know about flood zone and insurance?

Ask for the flood zone designation, the elevation certificate, and the current insurance figure at the open house, and verify independently before writing an offer. Lake frontage does not automatically mean a high risk designation, and on a 1977 build the age and condition of the roof and openings will drive the insurance number as much as the flood map will. I cover how this works on the Davie side in the Davie flood zones guide and the same verification logic applies in Weston.

What does $1.2 million buy in Davie instead?

The entry of the acreage and estate market. Sierra Ranches starts around $1,117,000 on one acre lots. Grove Creek Ranches runs about $1,200,000 to $2,500,000. Martha Bright Farms runs roughly $1,000,000 to $2,000,000 with a median near $1,475,000. Long Lake Estates spans about $900,000 to $1,800,000. Long Lake Ranches, the guard gated estate community most people picture when they think Davie luxury, starts near $1,435,000 and is above this budget. These bands are my own tracking compiled March 2026 rather than a published index, and they move, so confirm current pricing on the Davie market data page before relying on them.

Can I tour 16641 Royal Poinciana Dr if I’m buying in Davie instead?

Yes, and at this price I’d encourage it. $1.2 million is the exact number where the two markets are hardest to separate on paper, because Davie’s acreage inventory is just barely available to you and Weston still has non standard inventory like this one. Walk this, then walk Sierra Ranches or Martha Bright Farms. Standing in both usually settles it in an afternoon.

Talk to a Davie Real Estate Expert

If you’re weighing Weston against Davie around $1.2 million, this open house is the cheapest hour you’ll spend on the decision. Two days, no appointment, walk in and ask hard questions.

If you’d rather talk the comparison through before you go, book a 15 minute strategy session and we’ll map your budget against both markets.

The Saturday August 8 open house has concluded and the Sunday August 9 session was cancelled. Private showings at 16641 Royal Poinciana Dr, Weston, FL 33326 are available on request.

Anthony Spitaleri, Broker Associate
Coldwell Banker Realty, Weston office
2690 Weston Road, Suite 101, Weston, FL 33331
(954) 235-5783
livingindavieflorida.com
Serving Davie, Weston, Southwest Ranches, and Cooper City

Anthony Spitaleri is a Broker Associate with Coldwell Banker Realty, one of the most established residential real estate brands, with approximately 2,700 offices across 48 countries and a history dating to 1906. Born in Miami and raised in Davie, Anthony returned home in 2025 after a decade selling Miami real estate. He 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, an independent Davie real estate resource covering the town’s gated communities, acreage and equestrian properties, and luxury estates, with original weekly market data, interactive tools, 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, an active member of the Davie Cooper City Chamber of Commerce, and a weekly volunteer at Bit by Bit Therapeutic Riding Center in Davie. The open house at 16641 Royal Poinciana Dr is hosted with the permission of the listing agent. Property details are drawn from the Southeast Florida MLS and are deemed reliable but not guaranteed. Community price ranges cited for Davie are drawn from the author’s own tracking and are provided for comparison, not appraisal. Coldwell Banker and the Coldwell Banker logo are trademarks of Coldwell Banker Real Estate LLC.