What is it like living in Davie, Florida?

Davie, Florida is a unique community in Broward County known for its equestrian heritage, excellent schools, and family-friendly atmosphere. It offers a suburban feel with easy access to Fort Lauderdale, Miami, and the beaches. Residents enjoy large lots, horse trails, parks, and a strong sense of community.

What are the best neighborhoods in Davie, FL?

Popular neighborhoods in Davie include Long Lake Ranches (luxury estates), Forest Ridge (gated community), Shenandoah (equestrian properties), Flamingo Gardens area, and the Griffin Road corridor. Each offers a different lifestyle from luxury gated living to spacious horse country.

How much do homes cost in Davie, Florida?

Home prices in Davie range from the mid ,000s for townhomes and condos to over million for luxury estates and equestrian properties. The median home price varies by neighborhood, with waterfront and horse-zoned properties commanding premium prices.

Davie Florida Real Estate Market 2026: Prices, Inventory, and Forecast

The Davie real estate market in 2026 is defined by three forces: limited resale inventory in the $500K to $800K range, significant new construction absorption in the luxury segment, and steady demand from relocating buyers drawn by Florida’s tax advantages and Davie’s relative affordability within Broward County. This page is updated with current market data and links to weekly reports.

Current Market Snapshot

Median home price: $462,900 (2024 verified data)

Inventory: Low. The $500K to $800K single family segment, where most families buy, consistently has fewer than 60 days of supply. This is a seller’s market in that range.

Days on market: Correctly priced homes in the core price range are moving in 30 to 60 days. Overpriced listings sit for 90 to 120 days before a price reduction.

New construction: Nine active new construction communities are adding inventory in the $700K to $5.6M range. This has relieved some pressure on the upper market but has not materially impacted the core family price range.

Interest rates: Hovering in the mid 6% to low 7% range in early 2026. Buyer demand has adjusted to these rates after two years of elevated borrowing costs.

For the latest weekly data, visit our Davie Market Data Dashboard.

Prices by Neighborhood Tier

Davie’s market is not one market. It is five distinct price segments with different dynamics.

Under $300K (Condos and Townhomes)

Communities: Rolling Hills, Pine Island Ridge, Courtyards at Davie, Nova Village.

This segment is driven by investors and first time buyers. Prices have stabilized after the 2021 to 2023 run up. Cash buyers dominate. Inventory is adequate.

$300K to $500K (Starter Homes)

Communities: Arrowhead, parts of Forest Ridge, older Central Davie homes.

The tightest inventory in Davie. First time buyers compete with investors for a small number of single family homes. Homes in good condition with updated kitchens and roofs sell within 30 days.

$500K to $800K (Core Family Market)

Communities: Ivanhoe Estates, Shenandoah, Hawkes Bluff, Waverly Hundred, Forest Ridge (larger homes).

This is where the most activity happens. Relocating families from the Northeast drive demand. Inventory is limited. Multiple offer situations still occur on well priced, well located homes.

For a breakdown of what your budget buys:

$800K to $1.5M (Upper Market)

Communities: Marigold, Estates by Turnberry, Vineyards, Sterling Ranch, Long Lake Estates.

New construction has added supply in this range. Buyers have more options and more negotiating power than in the core segment. CDD fees and higher insurance costs are causing some buyers to reconsider the true monthly cost of new builds vs. established neighborhoods.

$1.5M and Up (Luxury)

Communities: Long Lake Ranches, Imagination Farms, Riverstone, Stonebrook Estates, Northstar Estates, Zona West.

The luxury segment in Davie is small (fewer than 20 transactions per year above $1.5M) and driven by specific buyers who want estate living in Broward without paying Parkland or Southwest Ranches prices. Cash transactions are common.

New Construction Impact

Nine communities are actively building in Davie as of early 2026:

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Net effect: New construction has shifted luxury and upper market buyers out of the resale pool, which has kept resale inventory tight in the under $800K range. Builders are absorbing demand that would otherwise compete for existing homes.

Full analysis: New Construction: Complete Guide and New Construction Homes 2026.

What Is Driving Demand

1. No state income tax migration. Florida continues to attract high earners from New York, New Jersey, Connecticut, Illinois, and California. Davie specifically attracts families who want suburban space at a price point below Weston and Parkland.

2. Relative affordability. At a median of $462,900, Davie is $50K to $200K below comparable Broward suburbs for similar square footage on larger lots. That gap narrows in the luxury segment but widens in the core family range.

3. Lot sizes. Quarter acre to half acre lots in the $500K to $800K range are nearly impossible to find in Plantation, Weston, or Pembroke Pines. Davie still has them.

4. Equestrian zoning. A niche demand driver, but a real one. Buyers seeking horse property in Broward County have essentially one option: Davie (or Southwest Ranches at twice the price).

5. New construction options. For buyers who want a new home without moving to western communities like Parkland or Coral Springs, Davie’s new builds fill the gap.

What Is Slowing the Market

1. Insurance costs. Homeowners insurance premiums have increased 30% to 80% since 2022. Several carriers have exited Florida. This directly reduces buyer purchasing power by $200 to $600 per month compared to pre-2022.

2. Interest rates. Rates in the mid 6% to low 7% range have reduced the buyer pool compared to the sub 4% environment of 2020 to 2021. Monthly payments on a $600K home are roughly $800 per month higher than they were three years ago.

3. Property taxes on new purchases. Save Our Homes cap protects existing homeowners but not new buyers. A home that the current owner pays $5,000 per year in taxes on may reassess at $9,000+ for the new buyer.

4. CDD fees in new construction. An additional $2,000 to $4,000 per year that did not exist in older communities. Some buyers underestimate this until they see the full tax bill.

Seller’s Market or Buyer’s Market?

It depends on the price range.

Under $800K: Seller’s market. Limited inventory, steady demand, homes move in 30 to 60 days if priced correctly.

$800K to $1.5M: Balanced to buyer friendly. New construction provides alternatives. Sellers face more competition.

$1.5M and up: Buyer’s market for resale. Small transaction volume means homes sit longer. New construction competes directly. Sellers need to be aggressive on pricing.

For Sellers: What You Need to Know

If you own a home in Davie and are considering selling, pricing strategy determines everything.

What is working:

Homes priced at or slightly below market value in the $500K to $800K range
Properties with updated roofs (within 10 years)
Homes with solar panels or impact windows (lower insurance for the buyer)
Clean, well maintained properties that show well in photos

What is not working:

Overpricing by 5% or more (the market punishes this quickly)
Homes with deferred maintenance, especially roof and AC
Sellers unwilling to offer buyer concessions in the current rate environment

Seller resources:

For Buyers: What You Need to Know

Total monthly cost matters more than purchase price. A $600,000 home with a $450 HOA, Zone AE flood insurance, and high property taxes can cost $5,500+ per month. A $650,000 home in a no HOA area with Zone X flood designation might cost $4,800 per month. Run the numbers for each specific property.

Inspection is not optional. Roofs, AC systems, and plumbing in homes built before 2000 should be thoroughly inspected. A roof replacement in Davie costs $15,000 to $30,000 and is required before most insurance carriers will write a policy.

Flood zone verification is non negotiable. Check msc.fema.gov for every property you consider.

Buyer resources:

Market Data Sources

This analysis is based on:

Broward County Property Appraiser (assessed values and sales records)
MLS data (active, pending, and sold listings)
U.S. Census Bureau (demographics and income)
Original weekly hotsheet data published on the Davie Market Data Dashboard

For the most recent monthly analysis, read the January 2026 Market Report.

Who This Analysis Is Written By

Anthony Spitaleri is a Broker Associate and REALTOR with EXP Realty, licensed since 2013. He publishes original weekly market data for Davie on the market data dashboard and maintains the largest collection of Davie specific real estate content online.

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Frequently Asked Questions

What is the median home price in Davie, FL in 2026?

$462,900 based on the most recent verified data. Prices range from $160,000 for condos to over $5 million for estate homes.

Is it a good time to buy in Davie?

For buyers in the $500K to $800K range who plan to stay 5+ years, the market fundamentals are strong: limited inventory, steady demand, and no state income tax. Interest rates are higher than 2020 to 2021 but have stabilized.

Is Davie a buyer’s market or seller’s market?

Under $800K is a seller’s market. $800K to $1.5M is balanced. Above $1.5M favors buyers.

How long do homes take to sell in Davie?

Correctly priced homes in the core price range sell in 30 to 60 days. Overpriced listings sit for 90 to 120 days.

Are home prices in Davie going up or down?

Prices have stabilized after the 2021 to 2023 run up. The core family market ($500K to $800K) is holding steady due to limited inventory. The luxury segment has softened slightly due to new construction competition.

How much are property taxes on a new purchase in Davie?

A home purchased at $600,000 will be reassessed at market value. Expect $8,500 to $11,000 per year in property taxes before homestead exemption is applied. File for homestead by March 1 of the following year.

What is the impact of new construction on Davie home values?

New construction has absorbed upper market demand, keeping resale inventory tight in the under $800K range. This has supported prices in the core family segment.

Davie Florida Real Estate Market 2026: Prices, Inventory, and Forecast

Davie Florida Real Estate Market 2026: Prices, Inventory, and Forecast

Current Market Snapshot