Whispering Pines Davie FL Acreage Buyer Guide 2026

What is Whispering Pines in Davie, FL, and who is it for?

Whispering Pines is one of the western Davie communities where the town’s Cowboy Town character still shows up on the lot lines. You get large parcels, tree canopy, and land use that allows horses, which is rare this close to Sawgrass Mills and I-595. This is a decision stage guide for a buyer who already likes the idea and wants to know what to actually check before writing an offer.

I am a Davie native, and here is what I tell every buyer who asks me about acreage communities like this one. The house is the easy part. The land, the zoning, the water, and the flood determination are where the real due diligence lives, and they are what separate a smart acreage purchase from an expensive surprise.

Whispering Pines is single family only, which is the whole point. There are no condos, townhomes, or villas here. If your goal is a house on land with room for horses or a large pool, this is the property type Davie does better than almost anywhere in Broward County. For the wider picture on land buying in the town, start with my guide to Davie homes on acreage, then come back to the community specifics below.

What do homes in Whispering Pines cost?

Pricing here sits well above the Davie median because you are buying land and a custom home, not a tract product. The town wide picture helps set the frame. The median single family sale price in Davie is $893,000 (single-family median, trailing 182 days ending Sep 7, 2026, based on 206 listings, per BeachesMLS), and acreage estates in 33330 trade at a meaningful premium to that.

For Whispering Pines specifically, recent single family listings have generally ranged from roughly the mid $1 million range to around $2 million, though the number moves with the home, the lot, and current inventory. Do not plan around a single figure. Confirm current pricing and what is actually active with me before you get attached, because on acreage the right home can take months to surface and each one prices differently. For a sense of what land at this level buys elsewhere in the town, compare against my breakdown of what a seven figure budget buys in Davie.

This is a judgment call, not a lookup. What a specific Whispering Pines home is worth depends on the usable acreage, the condition of the house, whether there is a barn or pool, days on market, and the comps on that street. The way to build a real number is to pull current comps on the exact address, which is exactly the kind of analysis I run before a client makes an offer.

Acreage due diligence: what to verify before you offer

The land is the asset that appreciates and the land is where the risk hides. Walk this list on any Whispering Pines parcel before you commit.

1. Usable acreage versus gross acreage. A lot listed at an acre is not an acre of workable land. Easements, drainage, setbacks, and any wet area reduce what you can actually use for a barn, a paddock, a pool, or an addition. Ask for the survey and read it with someone who knows Davie land.

2. Water and septic. Some acreage parcels are on well and septic rather than city water and sewer. A septic system needs capacity verification, and the Florida Department of Health recommends a voluntary septic inspection at purchase. If you ever want to switch, read my guide on the well to city water conversion so you know the cost and process going in.

3. Horse and structure zoning. Horse keeping is allowed in this part of Davie, but the number of horses per acre, barn setbacks, and structure height are governed by the Town of Davie Planning and Zoning. Confirm the specific parcel’s permitted uses in writing rather than assuming what the neighbor has is legal.

4. Flood zone and drainage. Elevation and flood zone drive both your insurance cost and where a barn or paddock can sit. Pull the parcel on the FEMA Flood Map Service Center and the Broward County flood zone maps before you budget.

5. Access and permits. Trailers, hay deliveries, farriers, and emergency vehicles all need a drive they can actually use. Check gate width and any open or expired permits on structures already on the lot.

The Fair Housing safe way I frame every community is by property features and process, never by who lives there. Whispering Pines earns its place on price, lot size, zoning, and tree canopy, which is how it should be judged.

Insurance, taxes, and the HOA

Your carrying costs on an acreage estate are driven by insurance and taxes more than most buyers expect. In 33330, flood and wind exposure vary by elevation and construction year, so premiums swing widely from one home to the next. Do not budget from a friend’s number. Check your flood zone using the tools above and get a real quote on the specific house. The Town of Davie flood insurance page is a good starting point for how the town’s participation in the National Flood Insurance Program affects you.

Property taxes reset toward your purchase price after you buy, so the seller’s current tax bill is not your tax bill. Homestead exemption and the Save Our Homes cap matter a great deal at this price point. Verify assessed value, exemptions, and any portability with the Broward County Property Appraiser before you model your monthly payment.

Whispering Pines has a homeowners association that maintains the community roads and common areas. HOA dues here have generally run a few hundred dollars, but the exact amount and what it covers change over time, so confirm the current figure and the rules with the association or with me before you buy. If gated community trade offs are new to you, my overview of gated communities in Davie breaks down what the fee does and does not buy you.

Schools and location

Homes in Whispering Pines are zoned for Country Isles Elementary, Indian Ridge Middle, and Western High School. That is a factual zoning statement, not a quality claim, and zoning can change, so verify the current assignment with Broward County Public Schools for the specific address.

The location is the quiet advantage. You are minutes from Sawgrass Mills, The Tower Shops, and I-595, which puts the airport and the coast within a reasonable drive while you still live on land with room for horses. That combination of acreage and access is what pulls buyers to western Davie in the first place. For how flood zones shape value across the town, my Davie flood zones guide is worth a read before you tour.

Frequently Asked Questions

Is Whispering Pines in Davie zoned for horses?

Yes, this part of western Davie (33330) allows horse keeping, which is why many Whispering Pines lots have room for stables and paddocks. The number of horses per acre, barn setbacks, and structure height are set by the Town of Davie Planning and Zoning. Confirm the specific parcel’s permitted uses in writing before you buy, because rules apply per lot.

What do homes in Whispering Pines Davie FL cost?

Whispering Pines is an acreage estate community, so prices sit well above the Davie single family median. Recent listings have generally ranged from roughly the mid $1 million range to around $2 million, though every home and lot prices differently and inventory is thin. Confirm current active pricing with a local agent rather than planning around one number.

Are Whispering Pines homes on well and septic or city water?

It varies by parcel. Some acreage homes in western Davie are on well and septic while others connect to city utilities. If the home uses septic, verify capacity and get a voluntary septic inspection at purchase, which the Florida Department of Health recommends. Always confirm the water and sewer status early in your due diligence.

What flood zone is Whispering Pines in?

Flood zone and elevation vary from lot to lot in 33330, so there is no single answer for the whole community. Pull the exact address on the FEMA Flood Map Service Center and the Broward County flood zone maps before you budget, because your zone drives both your insurance cost and where you can place a barn or paddock.

What schools is Whispering Pines zoned for?

Homes in Whispering Pines are currently zoned for Country Isles Elementary, Indian Ridge Middle, and Western High School. School assignments can change, so verify the current zoning for the specific address with Broward County Public Schools before you rely on it.

Talk to a Davie Real Estate Expert

Anthony Spitaleri, Broker Associate with Coldwell Banker, Davie native, and weekly volunteer at Bit by Bit Therapeutic Riding Center, specializes in acreage and equestrian properties like the ones in Whispering Pines. The right acreage estate often takes months to surface, and each one prices and inspects differently, which is why the land work and the comps matter as much as the house. Schedule a free 15-minute strategy call and start the search the right way.

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, one of the most established residential real estate brands, founded in 1906. 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 in-depth independent Davie real estate resource available, with in-depth coverage of Davie’s gated communities, acreage and equestrian properties, and luxury estates, plus original weekly market data, interactive tools, Town Council recaps, 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.

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