Where to Live in
Sunrise

The 2026 Neighborhood Shortlist: Sunrise, FL

Sunrise isn't the sleepy suburb you remember. The city lines are shifting. You’ve got the old guard holding down Sunrise Lakes while the new money is pushing west, chasing the edge of the Everglades. The real story is the friction between the Sawgrass Mills retail empire and the residential pockets that are getting denser by the month. Gentrification isn't a wave here; it's a slow creep from the east, but it's hitting a wall of retirees who refuse to sell. If you're looking for a walkable urban core, you're in the wrong city. If you want a renovated rancher with a pool and quick access to I-595, you're in the right place.

The 2026 Vibe Check

Right now, Sunrise feels like a city holding its breath. The Town Center project was supposed to be our downtown, but it’s more of a shopping district that gets busy during holiday sales at Target and dead the rest of the time. The real energy is in the pockets. You see it along Sunrise Station Plaza, where the lunch crowd from the industrial parks spills out for Cuban sandwiches. The divide is obvious: head west of NW 136th Ave, and you're in deep suburbia, surrounded by golf courses like TPC Eagle Trace. Go east toward Pine Island Road, and the traffic is a nightmare, but you’re closer to the action at Sawgrass Mills. The nightlife is non-existent unless you count the bar at Duff’s Famous Wings or the scene at Sawgrass Ale House. It’s a driving city. If you don’t have a car, you’re stranded. The "new" Sunrise is trying to be a destination, but the "old" Sunrise is still fighting to stay a quiet bedroom community. It's a battleground of beige stucco and ambition.

The Shortlist

1. Sunrise Lakes

• The Vibe: Retiree Stronghold
• Rent Check: 15% Below City Avg
• The Good: This is the original Sunrise. It’s quiet, established, and packed with amenities specifically for the 55+ crowd. The parks are immaculate, specifically Sunrise Lakes Park, and you have your own community center with activities. The condos here are a steal if you want space and don't mind the dated interiors. It's safe, slow-paced, and you know your neighbors.
• The Bad: It’s a geriatric zone. If you’re under 50 and don’t play pickleball, you will feel out of place. The infrastructure is aging; water main breaks are common. The style is pure 1980s Florida, which means popcorn ceilings and small windows. The traffic getting out to Pine Island Road during snowbird season is soul-crushing.
• Best For: Retirees, or single buyers who want a cheap condo and absolute peace and quiet.
• Insider Tip: Head to the Sunrise Lakes Clubhouse on a Tuesday morning. It’s the social hub. If you don’t see yourself there, don't buy here.

2. Sawgrass / West Sunrise

• The Vibe: Corporate Transplant
• Rent Check: 20% Above City Avg
• The Good: You are minutes from Sawgrass Mills, the BB&T Center (where the Panthers play), and the Sawgrass Expressway. The newer apartment complexes here have actual amenities—rooftop pools, gyms that aren't an afterthought. It’s the hub for professionals working in the nearby corporate parks. You can get to Fort Lauderdale in 20 minutes if you time the expressway right.
• The Bad: The traffic around NW 136th Ave and Sawgrass Mills Parkway is gridlock, specifically during holidays. You are living in the shadow of the mall. It’s noisy, and the light pollution from the massive parking lots is real. Crime is low, but car break-ins happen in the apartment complex lots.
• Best For: Young professionals who work nearby, sports fans, and shoppers.
• Insider Tip: Skip the chains at the mall. Go to Casa Del Pane for coffee and actual pastries. It’s where the locals who work in the area grab lunch.

3. Sunrise Golf Village

• The Vibe: Old Money Gated
• Rent Check: N/A (Mostly Owned/High HOA)
• The Good: This is the nicest pocket of the city. If you have the budget, this is where you plant roots. It’s gated, quiet, and centered around the Sunrise Golf & Country Club. The homes are larger, with actual yards, not just patches of sod. It feels disconnected from the chaos of the rest of the city. It’s clean, manicured, and prestigious.
• The Bad: The HOA fees are astronomical and they will dictate what you can do with your property. The country club itself has had financial struggles and ownership changes in recent years, which is a risk. It’s an island, and if you don't golf or use the club, you're paying a premium for gates you don't care about.
• Best For: Established families, executives, and avid golfers.
• Insider Tip: Drive NW 42nd Ave inside the gates. The lots there are significantly larger than the rest of the city. That’s the target street.

4. Central Sunrise (Near City Park)

• The Vibe: Blue Collar Gentrifying
• Rent Check: At City Avg
• The Good: This is the most central location, anchored by City Park (the one with the massive pool complex). You’re close to Pine Island Road, which gives you access to Sunrise Blvd and Davie quickly. The housing stock is older—1960s/70s ranchers—but that means you can still find a deal and renovate. It’s diverse and feels lived-in, not manufactured.
• The Bad: The streets are narrow and crowded. Parking is a nightmare because the driveways are short. You’re right under the flight path for FLL, so you hear the jets. Some pockets are still rough around the edges, so you need to check the specific block. Crime is slightly higher here than in the gated communities.
• Best For: First-time homebuyers looking to renovate, or renters who want to be central without paying Sawgrass prices.
• Insider Tip: Check out Jaxson's Ice Cream Parlor on Pine Island Road. It's a landmark. If the parking lot is full of local plates, the neighborhood is holding its value.

Strategic Recommendations

• For Families: Avoid Sunrise Lakes and the apartments near the mall. You want Sunrise Golf Village if the budget allows, specifically the non-golf sections where the lots are big. If that's too rich, look at Central Sunrise near City Park. The schools in this zone are decent, and you actually have a backyard for the kids. The pro-move is buying a fixer-upper on a quiet street off NW 66th Ave.
• For Wall St / Tech: You are commuting to Fort Lauderdale or Miami. Sawgrass / West Sunrise is your winner. You need proximity to the Sawgrass Expressway and I-595. The traffic on Sunrise Blvd is a non-starter for a daily commute. Live near the BB&T Center, and you can be on the highway in 5 minutes. It’s not charming, but it’s efficient.
• The Value Play: Central Sunrise. The tear-downs here are disappearing. The zip code is desirable because it’s central to everything in Broward County. The city is pushing to update infrastructure around Pine Island Road. Buy a 1970s block house on NW 48th Ave or NW 56th Ave before the renovations start hitting the market. The appreciation ceiling here is higher than the overpriced new builds out west.