Davie Florida Luxury Homes: The 2026 Million Dollar Market Guide

Davie is the only town in Broward County where you can buy a million dollar home on half an acre, keep horses legally on the next block over, and drive to Fort Lauderdale Hollywood International in fifteen minutes. That combination does not exist anywhere else in the county. It is the reason the $1M+ market in Davie behaves differently from Weston, Parkland, or Southwest Ranches.

This guide is for buyers looking at Davie above $1M and trying to understand what they are actually buying, what the real tiers of the market look like, and which communities trade on which fundamentals.

The Three Tiers of Davie Luxury

The Davie luxury market stratifies cleanly into three tiers, and the buyer profile at each tier is different enough that I treat them as three separate markets.

Tier 1. $1M to $1.75M. Entry luxury. Mostly resale in guard gated communities built in the late 1990s and early 2000s, plus new construction townhomes and smaller estate homes at the low end of builder starting prices. Buyers at this tier are typically upgrading from a $700K to $900K Weston or Plantation home and want more lot size, a gate, and a specific school zone.

Tier 2. $1.75M to $3M. Core luxury. This is the largest segment of Davie luxury inventory. Communities like Long Lake Ranches, Riverstone, Imagination Farms, Westridge, and Grove Creek Ranches all trade heavily in this band. Homes are typically 4,000 to 6,000 square feet on half acre to acre lots. Buyers are often cash heavy, frequently relocating from the Northeast or Miami Dade, and looking for the horse country feel without giving up proximity to the airport and hospitals.

Tier 3. $3M and up. Ultra luxury. Smaller inventory. Stonebrook Estates, Oak Park, Northstar Estates, custom builds in Flamingo Ranch Estates, and a handful of equestrian acreage estates. These homes are either new construction custom, fully renovated 5,000 plus square foot estates on builder’s acre lots, or true horse properties with working barns and paddocks. Buyers at this tier have specific requirements. They are almost never first time Davie shoppers.

Inventory at each tier moves at different velocities. Tier 1 is the most competitive. Tier 3 moves slowly because the buyer pool is narrow, but when it moves, it moves in cash and it closes fast.

Why Davie Luxury Trades Differently Than Weston

Weston is the closest comparable luxury market to Davie, and most Davie luxury buyers have looked at Weston first. The differences are worth understanding.

Weston is newer master planned, tighter HOA control, more uniform architecture, and a premium brand position. Davie is older, more varied architecturally, with larger lots on average and active equestrian zoning that Weston does not have. A $2M home in Weston will almost certainly be on a quarter acre to one third acre lot. A $2M home in Davie can be on a half acre, three quarter acre, or even a builder’s acre depending on the community.

The Davie advantage is lot size and rural zoning protection. The Weston advantage is uniformity, brand, and consistent HOA management. Neither is strictly better. They serve different buyers.

If the number one criterion is lot size and privacy, Davie wins. If the number one criterion is walkable master planned community feel with homogenous architecture, Weston wins.

The Guard Gated Communities That Define Davie Luxury

These are the primary guard gated communities that drive the Davie luxury market in 2026.

Long Lake Ranches. GL Homes. 134 homes in the west section. Mediterranean architecture. Half acre to acre and a half lots. Historical range $1.4M to $3M+. Waterfront premium. HOA historically around $328 per month.

Riverstone. GL Homes. 308 waterfront Mediterranean estates on builder’s acre lots. Resort amenities. Near the Southwest Ranches border. Historical range $1.7M to $2M+. HOA under $350 per month.

Imagination Farms. Pasadena Homes. Spanish Eclectic and Mediterranean Revival styles. 3,000 to 6,000+ square feet. Half acre to builder’s acre lots. Pocket parks. Lakeside views. Historical range $1.4M to $2.3M.

Westridge. 24 hour guard gate. Spanish Mediterranean with terra cotta roofs. Oversized lots. Top rated school zone. Historical range $1.6M to $2.5M.

Stonebrook Estates. Regency Homes. 129 homes on 136 acres. Builder’s acre lots. 5,000 square foot clubhouse. HOA around $684 per month. Historical range $2.3M to $4.5M.

Oak Park. Magna Developers. 22 luxury contemporary pool homes on half acre lots. 22 acre community with 90+ mature oak trees. Historical range $2.7M to $3.4M+.

Northstar Estates. The only Davie gated community with all custom homes. 36 lots. Every home architecturally unique. Historical range $1.9M to $5.4M.

Sterling Ranch. 81 homes built 2018 to 2022. 3,000 to 5,000 square feet. 25,000 to 30,000 square foot lots. HOA around $685 per month. Historical range $827K to $2.7M.

Grove Creek Ranches. 78 to 79 estate homes on builder’s acre lots. Gated entry with waterfall. Historical range $1.2M to $2.5M.

Any buyer serious about Davie luxury should walk at least four of these communities on a single day. You cannot rank them from photos. The differences between Mediterranean and contemporary architecture, between half acre and acre lots, between manned gates and card gates, are only obvious in person.

New Construction at the $1M+ Tier

Davie has active new construction luxury coming online through 2026 and 2027.

Estates by Turnberry. CC Homes and Turnberry. 151 estate homes. 4,234 to 7,204 square feet. 3 to 8 bedrooms. 20,000 to 26,000 square foot lots. Clubhouse with resort style pool, fitness center, pickleball, horse trails. Gated. Price range roughly $1.6M to $2.1M+ starting. Main entrance off Shotgun Road near the I-75 Indian Trace exit.

Marigold. Pulte Homes. 60 homes on 30.7 acres. Contemporary farmhouse architecture. 2,483 to 5,251 square feet. 3 to 5 bedrooms. Eight floor plans. Gated. Lakeview estate homesites. Historical starting range $1.3M to $1.8M. Spring 2026 delivery window.

The Vineyards. DR Horton. Townhomes and single family. Townhomes 1,738 to 1,929 square feet. Starting around $710K for townhomes, with single family pricing above. Located on Griffin Road.

Flamingo Ranch Estates. Lowell Homes. Custom homes on nearly full acre lots. 6,791 to 8,194 square feet. No HOA. Historical pricing around $2M+. Borders Peaceful Ridge Trail for horseback riding and cycling.

New construction pricing moves with builder release schedules, raw material costs, and demand velocity. Always confirm current starting prices directly with the builder or through an agent who has real time access to the builder’s release sheet.

The Equestrian Market: Davie’s Irreplaceable Asset

Davie holds one of the few remaining active equestrian zoning codes in Broward County. The town brands its western sections as “Rural and Farmlife” zones. This is not a marketing slogan. It is actual zoning code that permits horse keeping on qualifying lots, preserves horse trails, and protects the agricultural feel of western Davie from dense subdivision pressure.

The practical result for luxury buyers: Davie has working horse properties inside the same town as $2M Mediterranean estates. In most of Broward County, that combination is illegal. In Davie, it is the point.

Equestrian buyers looking above $2M should look at:

• Flamingo Groves area custom homes on acre plus lots
• Flamingo Ranch Estates new construction on nearly full acre lots
• Unincorporated acreage parcels with barn and paddock setups
• True working equestrian estates with arenas (rare inventory, sells fast)

One recent high profile Davie equestrian estate listed at $7.299M on five acres and was reported as having the largest indoor horse arena in Broward County. That is the top end of the market. Most Davie equestrian buyers are in the $1.5M to $4M band buying usable horse friendly lots, not trophy operations.

Key questions to ask on any equestrian property:

1. Is the parcel legally zoned for horses or is it grandfathered?
2. How many horses are permitted per acre under current code?
3. What is the manure and pasture management requirement?
4. Is the barn permitted and up to code?
5. What is the flood zone designation on the barn and on the house separately?

Never assume you can keep horses on a Davie lot just because the neighbor does. Confirm zoning with the Town of Davie before you write the offer.

The Bergeron Rodeo Grounds Effect

The Bergeron Rodeo Grounds at 4271 Davie Road Extension is the cultural center of Davie and the reason the town has maintained its rural identity even as development pressure built around it. Professional rodeo events, bull riding, barrel racing, and the annual Davie Pro Rodeo all happen here.

Luxury buyers moving to Davie from outside South Florida sometimes underestimate how much this matters. The rodeo grounds and the protected equestrian zoning are the reason Davie did not become another generic suburban tract market. The rural character is deliberately preserved. That preservation is what protects Davie luxury values against the risk of the town looking like every other Broward suburb five years from now.

If you want to understand Davie before you buy, go to the rodeo grounds on a Friday night during the season.

How Davie Luxury Holds Value

Three fundamentals drive long term value in Davie luxury:

1. Lot size. Davie’s average luxury lot is larger than almost any comparable Broward market. Lot size is not replaceable. You cannot build more of it.

2. Zoning protection. The equestrian and rural overlay zoning limits subdivision pressure in western Davie. This caps future supply of comparable inventory.

3. Location. Twelve minutes to Fort Lauderdale Hollywood International. Eight minutes to Cleveland Clinic Weston. Fifteen minutes to Sawgrass Mills. Direct access to I-75, I-595, and the Sawgrass Expressway.

The fourth fundamental, which matters less to long term value but matters to monthly carrying cost, is the Davie millage rate. Davie’s total property tax burden is competitive with surrounding municipalities. The Town of Davie millage is 5.8118. Broward County FY 2026 is 5.6658. Schools are 6.4845 tentative. Combined with special districts, typical Davie luxury carrying costs for property tax alone run roughly 1.8% to 1.9% of taxable value annually before homestead savings.

What Sells Fast and What Sits

In the $1M to $1.75M band, anything turn key in a guard gated community with a good school zone sells in under 30 days. Anything needing major renovation, even at a discount, sits.

In the $1.75M to $3M band, homes that are fully renovated, waterfront, and on half acre plus lots move the fastest. Anything with dated kitchens and bathrooms needs a meaningful price adjustment relative to the renovated comps.

In the $3M+ band, the homes that move are either trophy custom builds on irreplaceable lots or fully updated estates in the most established guard gated communities. Average days on market in this band can run several months, but the right home closes in cash in under 60 days.

One pattern worth understanding: in Davie luxury, price per square foot is less reliable than it is in cookie cutter markets. Lot size, architectural quality, and renovation level drive far more of the final number than square footage alone. Do not use $/sqft as your only valuation metric at this price point.

What I Tell Luxury Buyers Before The First Showing

Walk the community before you walk the house. Drive the community at 8 AM on a weekday. Drive it again at 6 PM on a Friday. Drive it at 10 AM on a Sunday. You are buying the community as much as you are buying the house. The gate, the streets, the landscaping, the neighbors’ home maintenance standards, and the noise profile all matter more than any specific interior finish.

Once you know the community is right, then we evaluate the house.

Frequently Asked Questions

What counts as a luxury home in Davie FL?
The Davie luxury market starts around $1M and extends into the $5M+ range for custom estates and equestrian properties. Most active luxury inventory sits between $1.5M and $3M.

Which Davie communities are guard gated?
Long Lake Ranches, Riverstone, Imagination Farms, Westridge, Stonebrook Estates, Oak Park, Northstar Estates, Sterling Ranch, Grove Creek Ranches, Estates by Turnberry, and Marigold all operate gated entries.

Can you legally keep horses in Davie?
Yes, on qualifying lots in the Rural and Farmlife zoned sections of western Davie. Confirm specific zoning with the Town of Davie before you write an offer on any property where you plan to keep horses.

What is the most expensive neighborhood in Davie?
Stonebrook Estates, Oak Park, and Northstar Estates trade at the highest average price points, with Northstar reaching into the $5M+ range on custom homes. Ultra luxury equestrian estates on acreage can exceed $7M.

Are there new construction luxury homes in Davie?
Yes. Estates by Turnberry, Marigold, The Vineyards, and Flamingo Ranch Estates are all actively building luxury homes in Davie through 2026 and 2027.

What is the HOA fee at Davie luxury communities?
HOAs vary from roughly $250 per month at smaller communities to $684 per month at Stonebrook Estates and $685 per month at Sterling Ranch. Always confirm current HOA with management before writing an offer.

What schools are zoned to Davie luxury communities?
Most West Davie luxury communities are in the Western High School feeder pattern with Fox Trail Elementary or Flamingo Elementary and Indian Ridge Middle. Verify on the Broward County Public Schools address lookup.

How long does a Davie luxury home take to sell?
At the $1M to $1.75M band, turn key homes sell in under 30 days. At $3M+, average days on market can run several months, but the right home closes fast.

What is the property tax rate on Davie luxury homes?
Combined Davie property tax millage is approximately 18 to 19 mills in 2026, which translates to roughly 1.8% to 1.9% of taxable value annually before homestead savings.

Is Davie a good market for equestrian property?
Yes. Davie is one of the last Broward County municipalities with active equestrian zoning and a protected rural character.

Next Step

If you want a current cut of active Davie luxury inventory above $1M filtered by your exact criteria, request one through livingindavieflorida.com.

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