Do you picture quiet mornings behind a guarded gate, or sunrise rides from your own backyard barn? In Davie, you do not have to choose city life or rural life. You can pick the version of privacy, space and convenience that fits you best. In this guide, you will see how gated communities and open-acreage living compare on cost, rules, amenities, insurance and day-to-day upkeep so you can move forward with clarity. Let’s dive in.
Davie’s two lifestyles at a glance
Davie is unique in Broward County. The Town intentionally supports a western and equestrian identity alongside high-end gated neighborhoods. You will see that in the trail system, parks and rodeo culture across town.
- The Town maintains an extensive multi-use and equestrian trail network, with routes that link neighborhoods to parks and facilities like the Bergeron Rodeo Grounds. Explore the Oak Hill Park Trail and nearby paths to get a feel for the lifestyle you can access from your doorstep. You can review a trail overview on the Town’s site for Oak Hill Park Trail and broader infrastructure and trail details.
- If you keep horses, Davie’s public equestrian parks and arenas are a major plus. The Town outlines amenities and access for facilities such as Oakhill Equestrian Park. For a planning view of how trails connect, see the Town’s consultant-made trail guides.
This dual setup is why you see both guarded, amenity-rich enclaves and large-lot ranch streets inside the same market.
What gated living offers in Davie
When you think of gated in Davie, picture estate-scale lots, custom homes and well-managed amenities. Neighborhoods like Long Lake Ranches, Riverstone, Westridge, Grove Creek Ranches and Imagination Farms are strong examples that often sit above the town’s average pricing.
Common gated features you will notice:
- Guarded or gated entries with controlled access
- Community amenities like clubhouses, fitness rooms and tennis or pickleball courts
- Consistent landscaping, internal drainage and lighting maintained by the HOA
- Architectural rules that keep the look cohesive and protect values
Costs and ownership dynamics to expect:
- You will likely pay a purchase-price premium for privacy, amenities and larger lots. Actual prices vary by lot size, water exposure and finishes.
- Monthly or quarterly HOA assessments fund security, landscaping and amenity upkeep. Fees differ by community, and the scope of services can be a helpful apples-to-apples comparison point.
- Resale can be steady due to the lifestyle draw, although estate homes serve a narrower buyer pool than entry-level properties.
Who tends to pick gated:
- You want lock-and-leave ease and predictable exterior maintenance.
- You value amenities on site and a cohesive neighborhood standard.
- You prefer formal community rules that limit surprises next door.
What open acreage offers in Davie
Open-acreage and equestrian areas trade HOA rules for space and flexibility. You will see larger parcels, quiet streets and room for barns, paddocks and outbuildings. Many of these neighborhoods connect directly to Davie’s public trail network and equestrian parks.
Core acreage advantages:
- Room for horses, workshops, gardens and specialty structures
- Lower density and a ranch feel while staying close to Broward conveniences
- More direct access to public trails and arenas such as Oakhill Equestrian Park
Key checks before you buy acreage:
- Zoning and permitted uses vary. Davie’s land-development code includes areas designed to protect agricultural and equestrian uses. Always confirm your parcel’s zoning, overlays and allowed accessory structures. You can review Davie’s code framework on Zoneomics and verify specifics with the Town.
- Utilities differ by street. Some parcels are on public water and sewer, while others use private wells and septic. Confirm service early. The Town provides infrastructure context here: Davie Infrastructure.
- Maintenance is owner-managed. Budget for fencing, pasture and manure management, barn electrical checks, and drainage care.
Who tends to pick acreage:
- You want maximum freedom to design your property.
- You keep horses or plan to add equestrian facilities.
- You prefer privacy and are comfortable managing land and systems directly.
Flood, storms and insurance: do not skip this
In Davie, flood risk and insurance are central to smart buying. FEMA’s updated Flood Insurance Rate Maps took effect in 2024, which changed flood designations for many parcels across town. Before you get too far into a property, pull the official map panel for that address on the Town’s FEMA Flood Insurance Rate Maps page.
What to check for any Davie property:
- Ask for an elevation certificate if one exists. If it does not, consider ordering a survey with elevation.
- Request a history of flood claims and mitigation steps from the seller.
- Get a flood-insurance quote early, since flood coverage is separate from homeowners insurance. FEMA’s overview of coverage types and timelines is a good primer: FEMA Flood Insurance.
Why setting matters:
- Gated neighborhoods often benefit from engineered grading and consistent internal drainage supported by HOA budgets.
- Open-acreage parcels can sit closer to natural drainage features and expose more open surface. Site-specific inspections and quotes are essential in both cases.
Gated vs acreage: the quick comparison
Use this checklist to match the lifestyle to your goals.
Privacy and security
- Gated: Guard access and fewer drive-through visitors. Community standards reduce surprises.
- Acreage: Maximum seclusion and control. Perimeter security and monitoring are your responsibility.
Maintenance and monthly costs
- Gated: HOA covers shared amenities, security and common landscaping. Predictable fees, less personal yard work.
- Acreage: Little to no HOA. You handle fencing, pasture care, barn systems and drainage. Costs vary by property.
Amenities and social life
- Gated: On-site clubhouse, pool and sports courts. Community events are common.
- Acreage: Direct connection to public trail networks, rodeo culture and private stables. Lifestyle is more self-directed.
Rules and flexibility
- Gated: CC&Rs guide exterior changes, vehicles, outbuildings and sometimes animals.
- Acreage: Zoning and permits control what you can build and how you use the land. You may have more options with proper approvals. Check Davie’s code context on Zoneomics.
Resale dynamics
- Gated: Strong appeal to buyers seeking turnkey privacy plus amenities, served by a more specialized pool.
- Acreage: Draws horse owners and outdoor-focused buyers. Value depends on land usability and improvements.
A buyer’s due-diligence checklist for Davie
Run these steps early so your choice is informed and stress-free.
- Confirm zoning and overlays
- Request written confirmation of your parcel’s zoning, permitted uses and any overlays with the Town. Use code references as a starting point: Davie code context.
- Pull flood maps and elevation
- Check the official FIRM for the address and ask for the elevation certificate if one exists. Start here: Davie FIRM information.
- Review HOA documents if gated
- Ask for CC&Rs, bylaws, budgets, reserve studies, meeting minutes and all rules on pets, trailers and exterior modifications. Compare services and fee history across communities.
- Verify utilities and infrastructure
- Confirm whether the property is on public water and sewer or well and septic. Request recent septic pump-out or repair records if applicable. See Town context: Davie Infrastructure.
- Confirm equestrian specifics for acreage
- Check stable setbacks, manure-disposal rules, number of animals allowed, and whether commercial use is permitted. Visit the nearest public facility to understand trail access and routines: Oakhill Equestrian Park.
- Get complete insurance quotes
- Obtain homeowners and flood quotes, and if you own horses, ask about equine liability coverage. FEMA’s overview is helpful: FEMA Flood Insurance.
- Hire the right inspectors
- Use an inspector experienced with acreage and barns. Consider a civil or land survey if lot lines, easements or drainage influence your decision.
- Test the lifestyle
- Walk or ride the neighborhood at typical hours. Observe traffic, trail use and noise. In gated areas, visit amenities at peak times to confirm fit.
How a trusted local advisor helps you decide
You can compare lifestyle notes online, but the best decisions come from precise, property-level checks. A team steeped in acreage and estate markets can:
- Prepare a pre-search brief so you understand neighborhood premiums and how gated pricing compares with usable-acreage value drivers.
- Coordinate zoning and permit reviews with the Town, and pull flood panels and any available elevation certificates to clarify your insurance picture early.
- Obtain and summarize HOA rules, budgets and restrictions that may affect your plans for vehicles, outbuildings and exterior changes.
- Connect you with septic and well pros, an equine-savvy inspector, and an insurance specialist so you can model realistic operating costs.
- Deliver a short, comparative memo that weighs privacy, HOA dues versus pasture maintenance, likely insurance ranges and resale context for your finalists.
If you are weighing gated convenience against acreage freedom, the right plan will make the answer obvious. Start with clarity on your daily routine, your appetite for maintenance and your need for flexibility. Then back that up with zoning, flood and cost data so your final pick feels easy.
Ready to tour both lifestyles side by side and get a clear, data-backed path to the right property? Connect with the Tommy Crivello Real Estate Group to Request a Private Valuation and a customized Davie buyer brief.
FAQs
What makes Davie ideal for equestrian living?
- The Town maintains a large network of multi-use and equestrian trails and public facilities, including Oakhill Equestrian Park and routes outlined in its infrastructure and trail guides.
How do HOA rules in gated Davie communities affect daily life?
- CC&Rs and architectural guidelines shape exterior changes, vehicles and outbuildings, which supports a consistent look and amenity quality. Ask for full HOA docs before you go under contract.
How can I check if a Davie property is in a flood zone?
- Look up the official FEMA map panel for the address on the Town’s FIRM information page and request any elevation certificate from the seller.
Do I need flood insurance if I buy acreage in Davie?
- Flood coverage depends on location and your lender’s requirements. It is separate from homeowners insurance. Review basics and coverage types on FEMA’s site and get quotes early.
Are horses allowed in Davie’s gated communities?
- Some communities permit equestrian uses while others do not. Check the HOA rules and the property’s zoning to confirm what is allowed before you buy.
What utilities are typical on Davie acreage parcels?
- Many parcels use a mix of systems. Some have public water and sewer, while others rely on private well and septic. Verify service for the specific address using Town resources like Davie Infrastructure.
