Where to Live in
Davie

You don't recognize Davie anymore if you still think of it as just the orange groves west of Fort Lauderdale. The eastern corridor along I-95 and Davie Blvd is currently getting a facelift that’s turning pockets into legitimate hotspots, while the western stretch past Stirling Road is digging its heels into suburban ranch life. The biggest shift? The density. We’re seeing townhomes and mixed-use builds creeping up from Pines Blvd toward ** Griffin Road**, pushing out the old equestrian feel for something more concrete. The new Nova Southeastern University expansions and the medical district are the anchors pulling in younger professionals who got priced out of Las Olas, but they don't realize the traffic headache they're signing up for on University Drive during rush hour. Gentrification isn't a wave here; it's a slow bleed from east to west, and if you aren't paying attention to the specific pockets, you'll overpay for a house in a flood zone or rent a shoebox next to a highway.

The 2026 Davie Shortlist

1. The Pine Island Ridge Corridor

• The Vibe: Equestrian Suburb.
• Rent Check: Significantly above average.
• The Good: This is the premier zip code. You’re living in a preserved slice of Old Davie, where horses are still boarded in backyards and the tree canopy is thick. The schools here (Pine Ridge Elementary) are top-tier, and you have direct access to the Long Key Natural Area, which offers the best hiking trails in the county. It feels secluded without being isolated.
• The Bad: The price of entry is brutal. You’re fighting cash investors from New York for these 1970s ranches. The older infrastructure means internet speeds can be spotty compared to the new builds near the Hard Rock Casino.
• Best For: Families with deep pockets who want the "country" feel but need to be 15 minutes from the beach.
• Insider Tip: Drive down Pine Island Road between Stirling Road and Griffin Road early on a Sunday morning. If you see a "For Sale" sign on SW 62nd Ave, call the agent before it hits Zillow.

2. The Davie Road District

• The Vibe: Hipster Industrial.
• Rent Check: Average to slightly above.
• The Good: Walkability is finally a word we can use here. You’re central to everything. NSU is right there, which brings a decent energy and some solid coffee spots. You’re minutes from Fort Lauderdale but pay Davie taxes. The new mixed-use developments are bringing in legit dining, moving past the old steakhouse tropes.
• The Bad: You are living in a construction zone. Between the NSU expansion and the new residential towers, expect noise and cranes. The traffic circle at Davie Road and Griffin Road is a nightmare during school sessions. Parking is a joke if you have guests.
• Best For: Graduate students, young professionals working at the medical center, and anyone who wants to be near the action without paying Las Olas rents.
• Insider Tip: Skip the chains. Go to The Flamingo Road intersection and find the small batch donut shop that opens at 6 AM.

3. Rolling Hills / Nob Hill

• The Vibe: Quiet Ranch.
• Rent Check: Below Average (The Value Play).
• The Good: This is where you buy before the boom hits the western edge. It’s a grid of 1960s/70s concrete block homes on decent lots. It’s quiet, safe, and centrally located near Stirling Road, which is the main artery for shopping (Target, Publix, etc.). You get more square footage for your money here than anywhere east of University Drive.
• The Bad: It’s beige. Visually boring. No sidewalks to speak of, so walking the dog means walking in the street. You are strictly dependent on a car. It’s also starting to see the "tear-down" trend, where flippers buy modest homes and build towering two-stories that loom over the originals.
• Best For: First-time homebuyers looking for equity growth, or renters who want a quiet street without the premium price tag of Pine Island.
• Insider Tip: Look for the homes on the cul-de-sacs off SW 66th Street. They hold value better because they get less cut-through traffic.

4. Western Farms

• The Vibe: Rural Sprawl.
• Rent Check: Low (mostly multi-acre rentals).
• The Good: If you own a horse or just want to not see your neighbor's roof, this is it. It’s dark at night. You have actual space. It’s the last bastion of true Davie western culture before you hit the Everglades. Prices are still reasonable compared to the rest of South Florida.
• The Bad: The commute is a grind. You are looking at 30+ minutes just to get to I-95. Emergency services take longer to reach you. You have to maintain a septic tank and a well in many spots. If you forget to gas up your car, you’re in trouble.
• Best For: People who work from home exclusively, own animals, or crave extreme privacy and don't mind driving everywhere.
• Insider Tip: Check the flood zone maps religiously. Some of the areas near Rolling Hills Road flood during King tides even when it hasn't rained. Don't skip this step.

Strategic Recommendations

• For Families: Stick to The Pine Island Ridge Corridor. The school districts are superior, the crime rate is negligible, and the Long Key Natural Area provides a backyard that no other neighborhood can match. The lot sizes are generous enough for pools and play structures without feeling cramped.
• For Wall St / Tech: The Davie Road District is your winner. You need proximity to Fort Lauderdale for networking, but you want the tax break and slightly slower pace when you clock out. Being near NSU also puts you close to the innovation hubs and medical tech recruiting happening in the area.
• The Value Play: Rolling Hills / Nob Hill. Buy a 3/2 ranch under $500k (if you can find one), hold for 5 years. The creep of development from University Drive westward is inevitable. As the Davie Road District gets saturated, this area is next for the "gentrification" wave of renovations and new builds.