Davie Florida Estate Homes on 1 Acre Lots
What do Davie, Florida estate homes on 1 acre lots cost and what zoning applies?
Davie, Florida estate homes on one acre lots typically run $1 million and up depending on neighborhood, home size, and equestrian improvements. Most one acre parcels in Davie sit under A-1 agricultural zoning, which permits horses, accessory structures, and certain agricultural uses alongside the single family residence. The majority of Davie acreage inventory carries no HOA, which is a defining feature for buyers wanting the freedom that comes with a true estate property.
Davie’s acreage inventory is the west side identity of the town. The eastern half is suburban single family on smaller lots. The western half holds the equestrian estates, agricultural acreage, and the no HOA freedom that makes Davie distinct from every other Broward suburb. The rest of this post walks the price band, the A-1 zoning rules, the no HOA reality, and what every acreage buyer should verify before going under contract.
Price band and where the one acre inventory lives
One acre estate inventory in Davie concentrates in the western neighborhoods.
Long Lake Ranches is the gated luxury community with the deepest one to two acre inventory at the upper price band. Sierra Ranches operates as a no HOA acreage community. Sunshine Acres and the broader Davie agricultural corridor along Stirling Road and Griffin Road carry a mix of tear down candidates on the lot through renovated homes on full acres. Hawkes Bluff sits at the gated luxury end with character comparable to Long Lake Ranches. Pricing varies materially by lot size, home age, condition, and gated amenity status, and the comp set is thin enough that ranges should be verified against current MLS inventory and the Broward County Property Appraiser sales history per specific neighborhood before any offer.
The qualitative trade between communities is consistent. The no HOA acreage neighborhoods deliver more land for the dollar. The gated luxury communities deliver gated security, a more homogeneous cohort, and deeper resale comp data. The right answer depends on whether the buyer optimizes for land and operating freedom or for amenity and exit liquidity.
For a wider price band conversation including the central Davie inventory at lower price points, the Ivanhoe Davie FL neighborhood guide walks one example of the central single family corridor.
A-1 agricultural zoning: what you can and cannot do
A-1 is the agricultural zoning designation that governs most of Davie’s western acreage.
Under A-1 zoning, you can keep horses, build accessory structures including stables and tack rooms, run a small private agricultural operation, and operate as a single family residence at the standard density of one principal dwelling per parcel. The 2.24 acre parcels in some sub areas of Davie carry the right to subdivide into two one acre lots and build a second dwelling, which is a value lever that does not exist in standard suburban zoning.
What you cannot do under A-1 includes most commercial operations, multi family residential conversion, and any use that triggers a special exception or variance review through the Town of Davie. Specific A-1 rule details are published by the Town of Davie zoning division, and the Town’s planning department is the right call before you commit to any acreage purchase with a use case beyond standard residential plus equestrian.
For buyers planning a horse property, the A-1 designation is the green light to keep horses on the parcel without permit complications, but the specific count of permitted animals can vary by parcel size. The Town’s land development regulations spell out the formula. Pulling the LDR section that applies to your specific parcel before you write the offer protects against discovering a count limit after closing.
The no HOA reality and what it actually means
The defining feature of Davie acreage outside the gated communities is the absence of a homeowners association.
No HOA means no monthly dues, no architectural review for renovations, no rule book governing landscaping or vehicle storage, no rental restrictions, and no association layer between you and the Town of Davie code enforcement. For most acreage buyers, this is the central reason they target Davie over neighboring suburbs.
The trade is that no HOA also means no shared amenity, no gated entry, no centralized maintenance of streets, and no architectural cohesion across the neighborhood. Your neighbor can keep an older roofline, paint their fence a different color, or park work vehicles in the driveway. For buyers who value the operational freedom, that is a feature not a bug. For buyers who want HOA enforced visual standards, the western Davie acreage is the wrong fit.
Town of Davie code enforcement still applies to every parcel. The Town enforces setbacks, structure heights, occupancy limits, and most of what an HOA would enforce inside an HOA community. The difference is enforcement timeline. Code enforcement responds to complaints. An HOA proactively patrols. The practical effect is more day to day freedom in an unhomeownered Davie acreage community than inside any HOA community at the same price point.
Financing one acre estates: typically jumbo territory
Most one acre Davie estate purchases land outside the FHA loan limit and into jumbo territory.
The 2026 Broward FHA ceiling for a one unit property is $667,000. The conforming conventional loan limit for Broward sits higher, but most one acre Davie estates exceed both. That puts financing in the jumbo product space, which means tighter underwriting on reserves, debt to income, and credit, plus typically 20 to 30 percent down depending on the lender and the property profile. The FHA loan limits in Davie Florida 2026 guide walks the FHA math for the lower price band buyers.
Jumbo lenders on acreage properties also scrutinize the appraisal more carefully. Acreage comparables can be thin, especially in the no HOA acreage communities where annual transaction count runs lower than in suburban subdivisions. Plan for the appraisal to take longer and potentially come in conservative relative to your contract price. For buyers stretching at the high end, building an appraisal contingency window of 21 to 30 days into the contract protects against the timing mismatch.
For a homeowner planning to settle for the long term, the property tax math compounds favorably with the Save Our Homes 3 percent annual cap. On a $1.4 million Davie estate with homestead exemption, the effective annual tax after homestead lands in the $23,000 to $26,000 range, with Save Our Homes stabilizing future increases. The Davie Florida property taxes 2026 guide breaks down the line items. Per parcel assessed value is available at the Broward County Property Appraiser site.
What acreage buyers should verify before going under contract
Five items consistently show up on Davie acreage due diligence that suburban buyers do not always plan for.
First, the well and septic structure. Many Davie acreage parcels operate on private well water and on site septic systems rather than connecting to municipal water and sewer. The well needs flow testing, water quality analysis, and pump condition verification. The septic system needs a tank inspection and drainfield assessment. Replacement costs run $8,000 to $25,000 for a septic system and $6,000 to $18,000 for a well depending on depth and pump.
Second, the flood zone designation. Western Davie has parcels in multiple FEMA flood zone designations. Some parcels in AE or A zones require flood insurance for any lender. Some adjacent parcels in X zones do not. Per parcel verification through the Broward County site and the FEMA flood map service center is the right step before you write.
Third, the easement and right of way picture. Acreage parcels often carry utility easements, ingress and egress easements, and sometimes equestrian path easements that run across the property. Pull the title commitment early and review the encumbrances before the inspection contingency closes.
Fourth, the survey. Older Davie acreage parcels do not always have current surveys, and the property lines on the ground sometimes diverge from the recorded boundaries. A current survey is the only way to confirm fence lines, encroachments, and improvement locations match the recorded legal description.
Fifth, the outbuilding permits. Stables, barns, sheds, and accessory dwelling units that exist on the property should have Town of Davie permits in the file. Unpermitted structures become buyer headaches at sale or insurance underwriting. Pull the Town permit history during the inspection period.
Frequently Asked Questions
Are there any Davie estate communities with HOA that I should consider?
Yes. Long Lake Ranches and Hawkes Bluff are the two gated luxury acreage communities in Davie with HOA structures and amenity packages. Both offer larger lots, gated entry, and a more homogeneous neighborhood character than the open acreage corridors. The trade is HOA dues, architectural restrictions, and the same rule overhead that comes with any HOA.
Can I keep horses on a Davie one acre lot?
In most A-1 zoned parcels yes, with permitted animal counts varying by parcel size. The Town of Davie’s land development regulations govern the specific count and the structure requirements for stables and paddocks. Pull the LDR section for the parcel before you write to confirm exact rights.
What is the difference between Davie and Southwest Ranches acreage?
Both towns sit adjacent in western Broward County. Southwest Ranches is a separate municipality with its own zoning rules, code enforcement, and tax millage. Sunshine Ranches is in Southwest Ranches, not Davie. The two markets are comparable in price and character but legally distinct, which matters at the level of municipal services and code enforcement.
Do Davie acreage homes carry private well and septic?
Many do. The western Davie acreage corridor traditionally operated on private well and septic before municipal expansion. Some parcels have since connected to municipal water and sewer. Confirm the specific parcel’s utility connection status before you tour, because the inspection process and ongoing maintenance cost are materially different between the two.
How is the resale market for Davie acreage estates?
Resale activity on Davie acreage runs slower than the suburban market. Annual transaction count in the no HOA acreage communities can be 8 to 15 sales per year per community. The pricing is less liquid, the days on market are typically longer, and the buyer pool is smaller. For long term holders, that thinness is a non issue. For buyers who may need to exit in a 24 to 36 month window, it is a planning input.
Talk to a Davie Real Estate Expert
Anthony Spitaleri, Broker Associate with Coldwell Banker and a Davie native, walks every acreage buyer through the zoning, the well and septic picture, the easements, the flood zone, and the permit history before any offer goes in, because the variables on an acreage purchase do not show up on the listing description. If you want a clean read on a specific Davie estate property and where it fits your operating plan, the next step is a direct conversation. Schedule a free 15-minute strategy call and walk the acreage with every variable mapped.
Anthony Spitaleri
Living in Davie Florida
954-235-5783
Davie, Florida
livingindavieflorida.com
About Anthony Spitaleri
Anthony Spitaleri is a Broker Associate with Coldwell Banker, the largest residential real estate brand in the world, with over 3,000 offices globally and a 116-year track record. A Davie native who returned home in 2025 after 13 years in Miami Beach, Anthony 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, the most comprehensive Davie real estate resource available, featuring in-depth guides for all 52 Davie neighborhoods, 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 (CSI), an active member of the Davie Cooper City Chamber of Commerce, and a weekly volunteer at Bit by Bit Therapeutic Riding Center in Davie.
