Davie vs Weston Property Taxes: Which City Costs Less to Own in 2026
Are property taxes higher in Davie or Weston, Florida?
Not necessarily. Weston’s municipal millage near 3.35 sits well below Davie’s near 5.81, so the city tax line looks cheaper in Weston. Most Weston homes, though, also carry mandatory HOA dues and a community development district assessment on the same bill. A no-HOA Davie home in the 33330 acreage corridor can carry zero of that overhead, which often makes Davie the cheaper city to own a home in overall.
That single number, the millage rate, is the figure most relocation buyers find first and anchor to. It is also the figure that tells you the least about what you will actually pay every month. Below is the full money math, line by line, so you can compare a Davie home and a Weston home on what they truly cost to own.
How Florida property tax works in both cities
Your annual property tax bill in Davie (33324, 33325, 33328, 33330, 33331) and Weston (33326, 33327, 33331, 33332) is built from the same stack. Broward County, the Broward school district, the city itself, and several special taxing districts each apply a millage rate to your home’s taxable value. One mill equals one dollar of tax per one thousand dollars of taxable value.
Two rules apply identically in both cities. Florida’s homestead exemption removes up to fifty thousand dollars of taxable value on your primary residence. The Save Our Homes provision then caps annual increases in your assessed value at three percent, no matter how fast the market climbs. The Broward County Property Appraiser administers both, and you can confirm any parcel’s assessed value and exemptions at bcpa.net.
So the framework is the same. The difference between the two cities lives in the city millage line and, more importantly, in the costs that sit outside the tax bill entirely.
Davie and Weston millage rates compared
Weston was incorporated in 1996 and has run one of the lowest municipal millage rates in Broward County ever since, recently near 3.35 mills. Davie’s municipal rate runs higher, recently near 5.81 mills. On the city portion alone, Weston wins by a wide margin.
But the city slice is only one part of the total. County and school millage are identical for a Davie home and a Weston home of the same value, and those two lines make up the largest share of every Broward tax bill. When you add the full stack, the combined effective rate in both cities tends to land somewhere between one percent and roughly one and a half percent of market value. The gap between them narrows sharply once the county and school portions, which both cities share, are counted. You can review the county-level millage breakdown at broward.org and the Town of Davie’s budget detail at davie-fl.gov.
The takeaway: the millage difference is real, but it is smaller than the headline rates suggest, and it is not where the biggest cost gap between these two cities is hiding.
The carrying costs the millage rate hides
Weston was built largely as master-planned communities organized under the Indian Trace development district and related improvement districts. Two costs follow from that structure, and neither shows up in the millage rate buyers compare first:
1. Mandatory HOA dues. Most Weston homes belong to a homeowners association with required monthly or annual dues. These fund the gated entries, landscaping, and shared amenities that define the Weston product.
2. Non-ad-valorem district assessments. Many Weston tax bills carry a separate community development or improvement district line. This is a flat assessment, not based on your home’s value, that funds the original infrastructure of the master-planned community.
Davie is mixed land use, and that is the structural difference. Davie has gated HOA communities too. It also has large sections of no-HOA and equestrian acreage, especially in the western 33330 corridor around Long Lake Ranches and Hawkes Bluff, where a parcel can carry no HOA dues and no district assessment at all. On a comparably priced home, that overhead gap can equal or exceed the entire millage advantage Weston started with.
This is why two buyers paying the same purchase price in the two cities can end up with very different monthly costs. The Weston buyer often trades a lower city tax line for HOA dues and a district assessment. The no-HOA Davie buyer carries a higher city tax line and nothing else on top of it.
How to compare the true cost to own
Run this on any two homes you are deciding between, in Davie or Weston, before you make an offer.
1. Pull the real tax figure. Look up each address at bcpa.net and read the actual TRIM notice, not an estimate. The TRIM notice shows every millage line and every non-ad-valorem assessment for that exact parcel.
2. Add the HOA dues. Get the current monthly or annual HOA figure for each home in writing. Convert both to a monthly number.
3. Add the district assessment. Check the tax bill for any community development or improvement district line and add it to the monthly total.
4. Add insurance. Florida insurance varies by flood zone, roof age, and wind mitigation, so price each specific home rather than using a city average.
5. Total and compare. Stack taxes, HOA, assessments, and insurance into one monthly carrying cost for each home. The lower millage rate is irrelevant once you see the full monthly number side by side.
Buyers who run this on real parcels are often surprised. The Weston home with the lower tax rate can finish higher once the dues and assessment are added, while the no-HOA Davie home with the higher tax rate finishes lower. For more on the full closing and ownership math, see the Davie closing costs breakdown and the Davie cost of living guide.
What this means by buyer type
If you want a turnkey gated community with amenities maintained for you, Weston’s structure is built for that, and the HOA dues buy a specific product. If you want maximum control over your monthly carrying cost, or you want acreage and the option of no HOA, Davie’s mixed land use gives you parcels Weston simply does not offer.
There is no single answer to which city is cheaper. There is only the answer for the two specific homes you are comparing. The buyer who anchors on the millage rate alone makes the decision on the least useful number. The buyer who totals the full carrying cost makes it on the real one. If you are weighing a cross-city move more broadly, the Davie versus Plantation cost and commute comparison and the Davie real estate market outlook give you the wider context.
Frequently asked questions
Why are Weston property taxes considered so low?
Weston’s municipal millage rate, recently near 3.35 mills, is among the lowest in Broward County and has been since the city incorporated in 1996. That keeps the city tax line low. The county and school portions of the bill are the same as any other Broward city, and many Weston homes add HOA dues and a district assessment that the millage rate does not include.
Does Davie have lower carrying costs than Weston?
It depends on the parcel. A no-HOA Davie home in the 33330 acreage corridor can carry no HOA dues and no district assessment, which often makes its total monthly cost lower than a comparably priced Weston home, even though Davie’s millage rate is higher. A gated Davie home with HOA dues compares more closely to Weston.
What is the millage rate in Davie, Florida?
Davie’s municipal millage has recently run near 5.81 mills. That is only the city portion. Your full bill also includes Broward County, Broward school district, and special district millage. Confirm the exact figure for any address through the Broward County Property Appraiser at bcpa.net.
Do all Weston homes have mandatory HOA fees?
Most do. Weston was developed largely as master-planned communities with homeowners associations, so the majority of homes carry required HOA dues. Always confirm the current dues and any community development district assessment in writing for the specific home before you make an offer.
Talk to a Davie native who knows both markets
Comparing two cities on total cost to own is the kind of decision that rewards local detail. If you are weighing a home in Davie, Florida against one in Weston, I can pull the real tax, HOA, and assessment figures on both and show you the true monthly carrying cost side by side before you commit.
Reach Anthony Spitaleri at (954) 235-5783 or visit livingindavieflorida.com. Coldwell Banker, serving Davie, Weston, Southwest Ranches, and Cooper City from the Weston office.
Written by Anthony Spitaleri, Broker Associate with Coldwell Banker and a Davie native. More about Anthony
