Westridge Davie FL: Gated Homes Buyer Guide (2026)

What should you know before buying a single family home in Westridge, Davie?

Westridge is a guard gated single family community in Davie (33324), built in the mid 2000s, with larger canal and lake view homes that sit on the upper end of the Davie market. Before you write an offer, read the HOA financials and any special assessment, check the flood zone by address on the waterfront lots, and confirm current pricing per parcel. Public portals blend condos and townhomes into their averages, so the number you see online understates what single family Davie actually costs.

Westridge is one of the communities buyers ask me about once they have decided they want a gated address in central Davie without giving up a real single family house on a real lot. The homes are larger, many back to water, and the whole community sits behind a staffed gate off the Nob Hill corridor. That combination is exactly why the due diligence matters. A gate and a canal view are the easy part to fall for. The HOA books and the flood zone are what decide whether the home is a smart buy.

Here is how I walk a buyer through Westridge, in the order that protects your money.

The HOA is the real due diligence, not the gate

In a guard gated community like Westridge, you are not only buying a house. You are buying into an association that maintains the gate, the roads, the common landscaping, and in most cases a pool and clubhouse. That association can be run well or run tight, and the only way to know is to read its records before you are under contract.

Start with the estoppel. In Florida, the association issues an estoppel certificate that states what the seller owes and what you would inherit. Florida law caps what the association can charge for it and requires delivery within a set number of days, so build the request into your timeline early rather than at the last minute. If a seller has an unpaid balance and you skip this step, that debt can follow the property to you at closing.

Then read the financials the same way I do:

• Look for any special assessment, current or recently voted, and ask what it funds.
• Check the reserve accounts. A gated community with a pool, a gate house, and private roads has real long term maintenance, and thin reserves usually turn into a future assessment.
• Read the architectural rules. Many Davie associations require written approval before you change paint color, roofing, fencing, or landscaping, and a violation on the current owner can complicate your closing.
• Confirm the rental and pet rules if either matters to you, because they vary by community and they are set by the association, not by the town.

I cover how to pull and read those documents in the guide on spotting a Davie HOA special assessment before you buy, and Westridge belongs in the same class of decision as the other gated communities in Davie where the association budget is a bigger swing than the paint color. This is the work I do with every client before we talk price, because a clean set of HOA books changes what the home is worth.

Waterfront, flood zone, and insurance on the canal lots

A large share of Westridge homes sit on the interior canal system or face the lake, and that view is one of the reasons buyers want in. Water also changes your cost of ownership, so I treat it as a line item, not a bonus.

Pull the flood zone for the exact address before you make an offer. Two homes on the same street in Davie can sit in different zones, and the zone drives whether a lender requires flood insurance and how the premium is set. You can start with my walkthrough on how to look up a Davie flood zone by address, then confirm the official designation at the FEMA Flood Map Service Center. If the home carries an elevation certificate, get it, because it can lower what you pay.

While you are verifying the property, look up the parcel on the Broward County Property Appraiser to confirm the legal description, the assessed value history, and the exact ZIP, since Westridge and its neighbors in central Davie 33324 border areas that USPS also labels for other cities. If waterfront maintenance like a seawall or a dock is involved, add an inspection for it the same way you would inspect a roof.

Pricing Westridge and where it fits the Davie market

Westridge sits in the luxury tier of the Davie single family market. Recent asking prices in the community have spanned from under a million into the multimillions depending on size, updates, and whether the home is on water, so treat any single figure you see online as a starting point and confirm current Westridge listings and closed sales per parcel at the Broward County Property Appraiser or with me directly.

For the wider market that Westridge sits inside, use the live Davie numbers rather than a figure that ages the day it is written. The median single family sale price in Davie right now is $893,000 (single-family median, trailing 182 days ending Sep 7, 2026, based on 206 listings, per BeachesMLS), and single family homes are selling near 96% of list.

That Davie wide number matters for one specific reason. The public real estate portals blend condos and townhomes into their Davie average, which pulls the headline price down and makes a single family community like Westridge look like an outlier. It is not an outlier. It is what a large gated single family home in central Davie costs. If you are weighing what your budget actually buys at this level, my breakdown of what 1.5 million dollars buys in Davie, gated versus acreage, and the guide to Sterling Ranch, a comparable Davie gated estate community, are the two I would read next.

One Fair Housing note, because I answer it honestly for every buyer. I can tell you about property attributes, lot sizes, HOA structure, flood zones, and cost of ownership. For school assignments, confirm the current zoned schools for a specific address directly with Broward County Public Schools and the Florida Department of Education, and for zoning or permit questions, the Town of Davie is the source. I do not rank neighborhoods, because that is not how I represent buyers and it is not what protects you.

Your actual number depends on the specific home, its condition, its water frontage, and the health of the association. That is the analysis I run with clients before we ever write an offer.

Frequently Asked Questions

Is Westridge in Davie a gated community?

Yes. Westridge in Davie (33324) is a guard gated single family community built in the mid 2000s, with a staffed entrance, private interior roads, and canal and lake view homes. The association maintains the gate and common areas, which is why reading its budget and reserves is the most important step before you buy.

What ZIP code is Westridge Davie in?

Westridge sits in Davie ZIP code 33324 in central Davie. Because USPS labels several Fort Lauderdale area ZIP codes as Davie, confirm the exact parcel and municipality for any specific home on the Broward County Property Appraiser site before you rely on a flat ZIP claim.

Does Westridge have an HOA, and what does it cover?

Yes. Westridge is governed by a homeowners association that maintains the gate, common landscaping, private roads, and community amenities. Fees, reserves, and any special assessment vary over time, so request the estoppel and the current financials and confirm the exact dues and what they cover with the association before you make an offer.

Are Westridge homes in a flood zone?

Some Westridge homes sit on the interior canal or face the lake, and flood zone designation is set by address, not by community. Look up the specific parcel and confirm the official zone at the FEMA Flood Map Service Center, because the zone drives whether flood insurance is required and how the premium is calculated.

Talk to a Davie Real Estate Expert

If you are seriously weighing a home in Westridge or another Davie gated community, the best next step is a direct conversation about the specific house, its HOA health, and its flood exposure. You can find the listings yourself. What you cannot pull up online is whether the price holds, what the inspection will surface, and how the association budget changes the math. Schedule a Davie strategy call and we will run your numbers together.

Anthony Spitaleri

Living in Davie Florida

954-235-5783

Davie, Florida

livingindavieflorida.com

Written by Anthony Spitaleri, Broker Associate with Coldwell Banker and a Davie native. More about Anthony