Ask The Wizard: real answers to your home questions
ExploreThe Wizard of Real Estate
Michael Wisniewski · The Complete Real Estate Team
Free 15-Minute Strategy Call
Learn MoreRelocation Hub
Moving to Florida, from every state
Plan Your Move
States A-L
States M-N
States O-W
Michael "Wiz" Wisniewski · The Complete Real Estate Team · Florida DRE #3301665
Ask The WizardBuying in Florida
Plan-first buying guidance from Michael
Start Here
Financing
Michael "Wiz" Wisniewski · The Complete Real Estate Team · Florida DRE #3301665
Ask The WizardSelling in Florida
The Complete Real Estate Team
Fast & Flexible Options
Life Transitions
Seller Situations
Michael "Wiz" Wisniewski · The Complete Real Estate Team · Florida DRE #3301665
Ask The WizardCommunities
133 town guides, Vero Beach to Miami
Counties We Serve
Treasure Coast Towns
Palm Beach County
Broward & Miami-Dade
Michael "Wiz" Wisniewski · The Complete Real Estate Team · Florida DRE #3301665
Ask The WizardSenior Transition
For Florida seniors & their families
Guides & Resources
Planning Tools
Options & Support
Michael "Wiz" Wisniewski · Certified Senior Transition Specialist · Florida DRE #3301665
Ask The WizardHow To Pay For Long-Term Care
The book series by Michael Wisniewski
The Book
Care & Coverage
Michael "Wiz" Wisniewski · Author, How To Pay for Long-term Care · Florida DRE #3301665
Ask The WizardTools
Free planning tools from Michael
Quick Answers
Calculators
Michael "Wiz" Wisniewski · The Complete Real Estate Team · Florida DRE #3301665
Ask The WizardAbout
Michael "Wiz" Wisniewski, The Life Transition Specialist
Get to Know Me
Ask & Learn
Michael "Wiz" Wisniewski · The Complete Real Estate Team · Florida DRE #3301665
Ask The WizardServices
Real estate planning, done differently
Services & Programs
Buying & Selling
Michael "Wiz" Wisniewski · The Complete Real Estate Team · Florida DRE #3301665
Ask The WizardMore
Everything else on the site
Popular
Resources
Michael "Wiz" Wisniewski · The Complete Real Estate Team · Florida DRE #3301665
Ask The WizardDavie is horse country wrapped around a university town: ranchettes and barns beside the Nova Southeastern campus, the Bergeron Rodeo Grounds, and the state's equestrian culture, all 20 minutes from the beach. It suits equestrians, faculty and health professionals, families, and buyers who want space, character, and one of Broward's most unusual suburbs.
In this guide
The short answer, with the numbers
Yes, and Davie is the most unusual suburb in Broward, in the best way. It is the county's horse country: rural zonings that let residents keep horses on their own lots, the Bergeron Rodeo Grounds hosting events all year, and the wide-open ranchette character that makes it feel nothing like the coast 20 minutes east. It is also a university town, with Nova Southeastern's campus anchoring education and health care jobs. The current data is honest about the pace: Redfin put the all-types median near $520,000 in early 2026, single-family homes near $657,500, and sold homes moved in about 26 days.
The fit is broad for a town with such a distinct character. Equestrians get the ranchettes, the barns, and the rodeo grounds. Faculty, students, and health professionals get NSU, the university's medical school and hospital network, and the growing biotech corridor. Families get Fox Trail Elementary at 8/10, Western and Nova High Schools at Niche A-, and the honest caveat that inventory ran high in early 2026. Commuters get both coasts, both airports, and I-75 and the Turnpike at the door.
The honest trade-offs: Davie's supply ran near 9 months in early 2026, so sellers need realistic pricing and buyers get leverage; the suburban ranch sprawl means a car for everything; and the equestrian character is protected by code, which not every buyer wants to live beside. For space, character, schools, and access in one package, Davie is genuinely one of a kind in this county.
Broward County · Horse country wrapped in a university town
Median sale price (all home types)
~$520,000
Redfin, Feb 2026 (SFH median ~$657,500, Jan 2026 MLS)
Median days on market (sold)
~26
Living In Davie Florida MLS, 2026 (Movoto reports ~109 avg)
Months of inventory
~9
Jan 2026 MLS report (~50% above Broward's ~6)
Cost-of-living index
~110.5
BestPlaces, 2026 (US average = 100)
Every figure on this page carries its source and its as-of date, because a good advisor labels the data before he uses it. Jump to the Davie Market Data Snapshot for the full grid.
The character of the town
Davie keeps its frontier identity on purpose. Rural zoning protects the equestrian way of life, neighbors keep horses, goats, and the occasional rooster, and the Bergeron Rodeo Grounds and the Davie Rodeo are genuine civic institutions, not tourist props. It is the only place in Broward where the cowboy hat is local dress.
The second identity is the university. Nova Southeastern University's campus, with its medical school, dental school, and law school, sits on Davie's eastern side, and the university's jobs, students, and health care system anchor the town's modern economy. The mix of ranchettes and research buildings on the same roads is the whole Davie story in one drive.
The layout is a big west-side grid with three honest zones: the equestrian district and western acreage, the university corridor around NSU, and the settled mid-century and newer communities toward the coast side. The character rules hold everywhere: space, animals, and a slower pace than the beach 20 minutes east.
The money line, sourced
The honest numbers: the index, the home values, the income range, and the one tax break that changes the math for relocators.
The index, honestly
BestPlaces puts Davie's cost-of-living index at about 110.5, roughly 10.5 percent above the U.S. average and about 7 percent above the Florida average. Everyday costs sit near national norms; the ranch lots do the heavy lifting.
BestPlaces, 2026
Home values
The all-types median ran near $520,000 in early 2026, with single-family homes near $657,500. Equestrian acreage and new construction carry the top; the settled ranch blocks hold the entry points.
Redfin / Jan 2026 MLS report
No state income tax
Florida taxes no wage or retirement income at the state level, a permanent line on the budget for relocators from high-tax states.
State law, applies in Davie
The bottom line
Davie delivers space and character at county-average money, with the equestrian zoning as the uncopyable part of the value. The honest catch is the high inventory that asks sellers to price for a patient market.
BestPlaces / MLS data, 2026
| Category | Davie | Context |
|---|---|---|
| Cost of living vs. U.S. average | ~10.5% above (index ~110.5) | U.S. average = 100 (BestPlaces, 2026) |
| Cost of living vs. Florida average | ~7% above | Florida average near 103 (BestPlaces, 2026) |
| Median home sale price | ~$520,000 (all types) | SFH ~$657,500; Redfin / Jan 2026 MLS |
| State income tax | None | Florida state law, applies in Davie |
| Property insurance | Higher than most northern states | Inland rates below the coast; acreage and outbuildings add lines |
The current picture, in numbers
Here is the honest, current picture, labeled by source and date. Davie's all-types median ran near $520,000 in early 2026 with single-family homes near $657,500, sold homes moved in about 26 days, and inventory sat near 9 months, well above Broward's roughly 6 months. That is a market with room for buyers and a call for realistic sellers.
Three honest frames before the numbers: this snapshot is static and dated, not a live ticker. Different portals count differently, so the spread of figures is the truth, not the mess. And the tax angle that sweetens every line below: Florida has no state income tax.
Median sale price (all home types)
~$520,000
single-family median ~$657,500
Redfin · Feb 2026 / Jan 2026 MLS
Median days on market (sold)
~26
single-family sold; Movoto's average reads ~109
Living In Davie Florida MLS · 2026
Months of inventory
~9
~50% above Broward County's ~6 months
Jan 2026 MLS report
Homes for sale
~650-875 active
portal counts vary by month
Movoto / BuyOwner · 2026
Typical price per sq ft
~$328
up ~6.1% year over year
Redfin · 2026
Market rating
Buyer-friendly inventory
high supply, quick sales on well-priced homes
Multiple sources · 2026
Redfin / Jan 2026 MLS report
| Measure | Figure | Note |
|---|---|---|
| Median sale price, all home types | ~$520,000 | Redfin, Feb 2026 |
| Median sale price, single-family | ~$657,500 | Jan 2026 MLS report |
| Median days on market (sold) | ~26 | Living In Davie Florida MLS, 2026 |
| Months of inventory | ~9 | Jan 2026 report; high vs. county ~6 |
Broward MLS · Feb 2026 / PBP Real Estate · 2026
| Measure | Figure | Note |
|---|---|---|
| Single-family median sale price | $620,000 | Feb 2026, Miami Herald / Broward MLS |
| Condo/townhome median sale price | $242,000 | Feb 2026, Broward MLS |
| Months of supply, condos/townhomes | 10.6 | countywide, PBP Real Estate 2026 |
| Single-family supply | ~6 months | Jan 2026 MLS reports |
Read it honestly: Davie's market is the county's patient one: about 9 months of inventory means buyers can be choosy, while the homes that move quickly are the ones priced for an honest read of the market. The school areas and the equestrian acreage hold their value best. For the freshest look at homes for sale in Davie today, the snapshot above is the honest starting point; your exact street gets current numbers on a call.
Where to look first
6 pockets buyers ask Michael about most, each with the honest read attached. The spread between them is the single most important thing to understand about Davie, and the reason the right neighborhood matters more than the town name.
Ranchettes, barns, arenas, and the county's horse-country heart
The protected rural core of Davie: one-acre-and-up lots, barns, arenas, and riding lanes where the horse culture is law and code. It is the rarest residential product in Broward and the reason horse people move here from across the state.
Fits best: Equestrians and buyers who want acreage
Housing around the campus and the biotech spine
NSU's campus anchors a corridor of education, medical, and research jobs, with housing for every tier around it, from student-adjacent rentals to professional homes. The university is the quiet engine of modern Davie.
Fits best: Faculty, health professionals, and students
Newer planned neighborhoods with pools and parks
West of the equestrian heart, Ravenswood and its neighbors deliver newer homes, HOA amenities, and family streets that still sit minutes from the barns. The compromise between suburban convenience and rural character.
Fits best: Families who want new construction in the horse town
Small-town Davie around the town hall
The original commercial core of the town, with sidewalks, shops, and the small-town scale that predates the suburbs. It is where Davie's civic identity actually lives.
Fits best: Local-first residents and small-business fans
Larger parcels and country lanes near the county edge
The western fringe keeps the biggest lots and the quietest roads, with Tree Tops Park's oak hammocks at the edge. The last true countryside in this part of Broward.
Fits best: Privacy seekers and horse people who want a wider world
Mid-century ranch neighborhoods closer to University Drive
The eastern neighborhoods trade a little acreage for access: ranch and two-story homes, school zones anchored by Fox Trail and Western High, and the fastest routes to the coast and the airport.
Fits best: Families and commuters who want the town without the western drive
Davie's honest question is east or west: the equestrian acreage and ranchettes versus the university corridor and the settled coast-side blocks. Tell Michael what you are optimizing for, horse use, schools, NSU access, or commute, and he will point you at the pocket, not the plat map.
Find Your Davie NeighborhoodThe district report, with rankings
Broward County Public Schools serves Davie with one of the stronger mid-tier stories in this wave of guides. Fox Trail Elementary scores 8/10 on GreatSchools, Indian Ridge Middle 7/10, and the city's two big high schools, Western and Nova, both carry Niche A- with top-20 Broward rankings. Nova Southeastern's University School adds a K-12 private option on the campus.
| School | Rating / rank | Source |
|---|---|---|
| Fox Trail Elementary School | GreatSchools 8/10 · the city's top-rated public elementary | GreatSchools, 2026 |
| Indian Ridge Middle School | GreatSchools 7/10 | GreatSchools, 2026 |
| Western High School | Niche A- · #17 best public high school in Broward County · GreatSchools 6/10 | Niche / GreatSchools, 2026 |
| Nova High School | Niche A- · #16 best public high school in Broward County · GreatSchools 6/10 | Niche / GreatSchools, 2026 |
| University School at Nova Southeastern | The university's K-12 private school, a nationally ranked option on the NSU campus | NSU / Niche, 2026 |
| Broward County Public Schools | State-rated A for 2024-25 | Florida DOE, 2025-26 |
9-12 public high school, Davie
9-12 public high school, Davie
Rankings and attendance zones come from GreatSchools, US News, Niche, and PublicSchoolReview, all as of 2026 or the most recent published cycle, and they change. Michael always confirms the exact assigned schools for a specific address before you make an offer.
The drive math, by the numbers
Davie sits in the geographic middle of Broward, and the commute math is the friendliest kind of boring. The beach at Hollywood or Fort Lauderdale is about 20 minutes east, downtown Fort Lauderdale about 20 to 25, Fort Lauderdale-Hollywood International Airport about 15 to 20, and Miami about 30 to 40, with I-75, the Turnpike, and I-595 all at the door.
Sawgrass Mills is roughly 15 minutes, Western's schools and the NSU campus are local by definition, and the equestrian trails are the commute for the horse crowd. Boca Raton is about 25 minutes north.
The honest note: Davie is a car town, and the I-595 and Turnpike interchanges carry the usual rush-hour load. For a town this far west, the accessibility is genuinely strong.
To Fort Lauderdale-Hollywood Int'l (FLL)
~15-20 min
Driving, I-595 / Florida Turnpike
To the beach
~20 min
Driving east, Hollywood or Fort Lauderdale
To downtown Miami
~30-40 min
Driving, I-75 / Turnpike south
Match the town to your life
The buyer types Davie fits especially well, each with the sourced reason attached. This is the audience range Michael works with every week as The Life Transition Specialist: buyers, sellers, retirees, families, and investors from the Treasure Coast to South Florida.
Ranchettes, barns, arenas, and the Bergeron Rodeo Grounds: Davie is the only place in Broward with this life at scale, and the code protects it.
The university's medical, dental, and research campus employs the town's professional core, with faculty housing and the biotech corridor around it.
Fox Trail at 8/10, Indian Ridge at 7/10, and two Niche A- high schools make the family case without the Parkland price tag.
Settled ranch blocks and new communities give entry points at county-average money, with the horse town's character as the bonus.
The university corridor's rental demand and the high inventory mean patient investors find their numbers, especially near campus.
One-level ranch stock, a slower pace, the university's cultural events, and no state income tax. As a Certified Senior Transition Specialist, Michael helps plan the move itself.
Single-level ranches, medical access across Broward and at NSU, and a patient market for the family home. Michael works families through it as a planning advisor.
For out-of-state movers
Moving to Davie from outside Florida is a life transition, and the people who plan it as one land better. Here is the practical short list, every point grounded in the sourced numbers on this page and in how Michael guides relocators from the Treasure Coast to South Florida.
Florida taxes no wage or retirement income at the state level, a permanent line on the budget for anyone moving from a high-tax state.
Protected rural zoning, barns, arenas, and the rodeo grounds: relocators from rural states find the piece of Florida culture they thought they had to give up.
Beach, airports, Miami, and Boca all within 20 to 40 minutes, with every highway at the door. The commute spread is genuinely strong for the west side.
NSU's campus anchors education and health care jobs that do not leave town when the tourists do.
A cost-of-living index near 110.5 and a high-inventory market mean realistic pricing on both sides of the table. Michael builds the full picture into every search.
Michael treats every relocation as a life transition: a 15-minute strategy call sorts your timeline, school plan, and budget before you ever look at homes for sale in Davie.
New to Florida entirely? Start with the Moving to Florida Checklist, the Florida Tax Guide, and the Relocation Guide Hub.
Michael "Wiz" Wisniewski · The Wizard of Real Estate
Davie is the town I send people to when they want space and character without leaving Broward behind. A barn out back, a NSU seminar down the road, a rodeo on a Saturday night: that is the whole pitch, and it is honest. My job is to make sure the inventory math and the right lot are settled before the offer, because this town's character is protected by code, and the right pocket decides how you live in it.
Michael "Wiz" Wisniewski · The Wizard of Real Estate · Talk Soon
Local favorites
Straight answers, no fine print
The questions buyers ask Michael most about moving to Davie, answered directly with the sourced numbers on this page.
Yes, and it is the most characterful suburb in Broward. Horse country zoning, the rodeo grounds, the NSU campus, Fox Trail Elementary at 8/10, and two Niche A- high schools make a case few towns can match, with an all-types median near $520,000 in early 2026. The honest caveats: inventory ran near 9 months, so the market favors patient buyers, and the car-dependent ranch sprawl is part of the deal.
About county average, with a wide spread. The cost-of-living index runs about 110.5, the all-types median near $520,000, and single-family homes near $657,500. Equestrian acreage can run far above, and the settled ranch blocks hold genuine entry points.
About 20 minutes east to Hollywood or Fort Lauderdale beach. Davie is inland by choice, which keeps prices moderate and gives the horse country room, and the coast is an easy weekend drive.
Yes for retirees who want space and a slower pace. Single-level ranch stock, the university's events, the rodeo and equestrian culture, and no state income tax fit well. Michael, a Certified Senior Transition Specialist, helps retirees and their families plan the move itself.
Strong for this wave of the county. Fox Trail Elementary scores 8/10 on GreatSchools, Indian Ridge Middle 7/10, and Western and Nova High Schools both carry Niche A- with top-20 Broward rankings. Confirm the exact assignment for a specific address, then plan accordingly.
Favoring buyers on inventory, with quick sales on well-priced homes. The all-types median ran near $520,000 in early 2026, sold single-family homes moved in about 26 days, and inventory sat near 9 months. This snapshot is static and dated, not a live ticker, so current numbers for your exact street are the ones that matter.
Yes, and the school story leads the case: an 8/10 elementary, a 7/10 middle, and two Niche A- high schools, plus parks, the university's programming, and room to actually play. The horse-country character is the bonus the kids will remember.
Have a question this page did not answer? Ask it directly: (561) 441-8420 or michael@thecompleterealestateteam.com.
Keep exploring
The tree-lined suburb with a historic heart, just north.
Read itThe master-planned powerhouse to the southwest.
Read itThe big western family city, minutes away.
Read itThe canal city and urban anchor 20 minutes east.
Read itComparing Davie against its neighbors is the fastest way to see where it fits. Read the honest Davie pros and cons, then the guides above.
Your next step · Free 15-minute strategy call
Michael "Wiz" Wisniewski, The Life Transition Specialist, is a Certified Real Estate Planning Advisor and Certified A.I. Real Estate Advisor at The Complete Real Estate Team, powered by Dalton Wade Real Estate, Florida DRE #3301665. Bring your questions about Davie, your timeline, schools, and budget: he will tell you honestly whether this corner of the Treasure Coast fits your plan, and which neighborhood pocket your money should live in.
Talk Soon
The Wizard of Real Estate
Ask The Wizard · Florida real estate, answered
From the Treasure Coast to South Florida, new homes and honest market updates go to my list first. Join now and never miss a listing that fits your plan.