Pricing an acreage estate in Davie is not the same as pricing a typical suburban home. You are juggling land, a residence, and often a working barn or arena, each with its own value drivers. If you want a price that stands up to scrutiny and attracts the right buyers, you need a clear framework. This guide walks you through how value is built in Davie, what to verify, and how to set a defensible price. Let’s dive in.
Davie acreage market basics
Davie is known for larger lots, equestrian uses, and a more rural feel compared to much of Broward County. Buyers often want privacy, room for horses, or space for outbuildings and hobby farms. Access to I‑595, I‑75, State Road 84, and Florida’s Turnpike influences daily convenience and marketability.
Because acreage estates are unique, small differences can create big price gaps. Usable acreage, permitted structures, drainage, and barn condition all matter. The buyer pool can be more niche, which affects time on market and how aggressive you can be with price.
How appraisers price acreage
Appraisers and experienced agents rely on three core approaches when valuing acreage estates:
- Sales Comparison Approach. This is primary for the home and land when you can find similar recent sales. In Davie, the best comps include similar usable acreage, equestrian improvements, utilities, and location near main routes.
- Cost Approach. For unique improvements like barns, arenas, or specialized outbuildings, the cost approach estimates replacement cost minus depreciation to isolate contributory value.
- Income Approach. If the property has verifiable income, such as leased pasture or boarding, the income approach can support value. It is less common for owner‑occupied lifestyle properties without an operating history.
In practice, you will blend these methods. The sales comparison anchors the overall value, while the cost approach helps you allocate value to barns and arenas that comps may not capture well.
Value the land first
Start with land. Focus on usable acreage, not just gross acreage. Wetlands, retention areas, utility or drainage easements, and a high water table reduce usable land and often reduce per‑acre value.
Subtle grading and drainage work can have an outsized impact on usability in South Florida. Soil composition and fill also matter, especially if you plan to add an arena or expand structures. Confirm what is buildable and what is functionally pasture or open space.
Home value factors
The residence is typically valued with standard residential methods. Size, layout, construction quality, and updates all count. Condition items like roof age, HVAC, and windows affect both value and insurance costs.
If the home is on septic, understand capacity and age. Septic can be acceptable in rural settings but may limit future expansion. Access to municipal sewer is a plus for value and flexibility.
Barn and equestrian improvements
Barns and arenas can be major value drivers. Appraisers often use the cost approach for these improvements, then reconcile that result with the sales comparison method.
Key barn factors include stall count, square footage, construction type, roof and ventilation, tack and wash areas, and available power and water. The condition of flooring, doors, and drainage around the barn also affects buyer confidence.
Arenas and round pens add utility for horse owners. Covered arenas are rare and can add substantial contributory value. Footing type and drainage performance matter, especially after heavy summer rain. Functional fencing, cross‑fenced paddocks, and a trailer turnaround improve usability and price.
Access, utilities and services
Road access, gates, and circulation are practical features that set properties apart. A circular drive or separate service entrance makes trailering and deliveries easier and safer.
Utilities and services increase value and reduce buyer friction. Sewer access typically outperforms septic. Reliable potable water, irrigation wells, and adequate electric service are important. Distance to fire protection and hydrants can affect insurance premiums and appeal.
Drainage, flood and insurance
Flood risk and drainage history are material in Davie. FEMA flood maps guide insurance requirements, but local drainage issues can still affect usability and buyer sentiment even outside high‑risk zones.
Windstorm and hurricane coverage costs are significant in South Florida. Roof age, roof type, and mitigation features influence insurability and may limit financing options for buyers. Present clear information on insurance considerations to avoid surprises later.
Zoning, permits and entitlements
Zoning sets the rules for lot size, animal allowances, barns and accessory structures, setbacks, and whether commercial boarding requires special approval. Confirm current zoning and permitted uses with the Town of Davie before marketing a specific use.
Permitting for barns, arenas, additions, septic, wells, and electrical work runs through the Town and Broward County as applicable. South Florida Water Management District rules apply to stormwater and any work affecting wetlands or surface water.
Florida Statute 193.461 provides a path for agricultural classification that may lower assessed value for property taxes if you have a bona fide agricultural use. Check Broward County Property Appraiser procedures for eligibility and recapture rules if use changes.
Assemble your pricing file
Before you pick a price, build a complete, verifiable file. Use this checklist:
- Parcel ID, legal description, total acres, and a current boundary survey
- Gross acreage vs. measured usable acreage, including wetlands and easements
- Assessed value and recent property tax history
- Recent MLS sales with similar acreage and improvements; note time on market
- Zoning district, permitted uses, setbacks, and accessory structure rules
- Flood zone designation and local drainage notes
- Utilities summary: sewer or septic details, potable water, wells, electric capacity
- Barn and arena specs: year built, materials, stall count, square footage, roof age, water and electrical service
- Fencing and paddock details: material, cross‑fencing, gates, and condition
- Any SFWMD permits, soil or drainage reports, and environmental assessments
- Insurance context: wind and flood quotes or mitigation features if available
- High‑quality photos and aerials that clearly show layout and access
Set your list price
Use a structured approach to convert data into a price:
Define land value. Start with per‑acre indications from comparable sales and adjust for usable acres, access, utilities, and any constraints.
Price the residence. Apply recent comparable sales for similar homes, adjusted for size, condition, and upgrades. Keep insurance and roof age in mind.
Allocate barn and arena value. Use the cost approach for replacement cost minus depreciation, then test the result against paired sales where possible.
Reconcile and adjust for marketability. Niche features can narrow the buyer pool. If your improvements appeal to a smaller set of buyers, build in a marketability adjustment and realistic time‑on‑market expectations.
Choose a strategy. You can price at the supported midpoint for faster activity or test the upper bound if supply is tight. Document your support either way so you can defend the price in appraisals and negotiations.
Common pitfalls to avoid
- Marketing gross acreage without disclosing usable acreage
- Overlooking unrecorded access or utility easements that reduce usability
- Assuming barns or arenas were permitted when records are incomplete
- Underestimating drainage issues that appear only in the wet season
- Ignoring septic limitations when planning to add bedrooms or expand
- Skipping dedicated inspections for barns and specialized systems
Listing copy that builds trust
Clarity sells. In your description, use neutral, factual language:
- Distinguish total acres and usable acres
- List barn specs and recent upgrades by year and material
- State permit status of barns and outbuildings
- Note utilities and access clearly, including sewer vs. septic and trailer turnaround
- Highlight proximity to major routes for commute and transport
Why work with a specialist
Acreage and equestrian estates demand more than standard marketing. You need defensible pricing, a clear read on zoning and permits, and polished exposure to a targeted buyer pool. A team with appraisal and construction experience can help you quantify value for land, home, and barn, then position your property with professional media and direct outreach.
If you are buying, you benefit from a disciplined framework to evaluate usable acres, drainage, and improvement quality before you write an offer. If you are selling, you want a pricing file robust enough to back your number with appraisers and lenders.
Take the next step
If you are preparing to buy or sell an acreage estate in Davie, get a private, defensible valuation and a plan that speaks to the right buyers. Request a Private Valuation with the Tommy Crivello Real Estate Group.
FAQs
How is per‑acre value determined for Davie acreage estates?
- It starts with comparable sales of similar usable acreage, then adjusts for access, utilities, drainage, and improvements; per‑acre rates typically decline as acreage increases.
What is the barn’s contributory value when selling in Davie?
- Appraisers often use the cost approach to estimate replacement cost minus depreciation, then cross‑check with paired sales of properties with and without barns.
Does agricultural classification reduce property taxes in Broward?
- It can, if you qualify under Florida Statute 193.461 with bona fide agricultural use; check Broward County Property Appraiser requirements and recapture rules.
How do flood zones and drainage affect saleability in Davie?
- High‑risk FEMA zones trigger required flood insurance for most mortgages and raise costs; local drainage issues can still affect usability and value outside those zones.
Do buyers prefer sewer to septic on Davie acreage?
- Yes, municipal sewer is generally preferred for flexibility and future expansion; septic can work but may limit additions and influence financing or resale.
What comps should I use if similar Davie sales are limited?
- Widen your search to western Broward and nearby areas with similar acreage and features, then make careful adjustments for location, utilities, and market differences.
