ZIP 33328 — Davie

Crime rates in the area are generally lower than the national average, with the community maintaining a reputation for being a safe, family-oriented suburb within Broward County.

The area is served by highly-rated public schools within the Broward County Public Schools system, which are frequently cited as a primary draw for families moving to the region.

The region faces significant exposure to hurricane-force winds and potential flooding, necessitating robust property insurance coverage and adherence to strict building codes.

Economic momentum is driven by proximity to major employment hubs in Fort Lauderdale and Miami, with steady infill development and limited new large-scale land availability.

Composed from the ARED governance burden registry — tier-native tax structure (state + county + city + special districts), never averaged. State (Florida) — Statewide Uniform Property Tax Lien Priority & Tax Deed Sale Enforcement: Unpaid real ad valorem and non-ad valorem taxes become a first-priority sovereign lien on January 1 of the tax year, superior to all mortgages and private liens. If unpaid by April 1 following the tax year, tax certificates are sold via competitive bidding under § 197.432. State (Florida) — Community Development District (CDD) Special Assessment & Financing Lien Mandate: Binds the parcel to non-ad valorem assessments levied directly by the CDD board to fund infrastructure bonds (capital assessments) and operations/maintenance (O&M assessments). State (Florida) — Florida Constitutional Homestead Exemption & Save Our Homes (SOH) Assessment Cap: Reduces taxable value by up to $50,000: base $25,000 exemption applies to all taxing authorities (including school districts); second $25,000 exemption applies to assessed value between $50,000 and $75,000 for non-school millage. State (Florida) — Florida Ad Valorem Real Property Assessment & Tax Mechanics: Parcels are assessed annually at 100% just value (market value) as of January 1 by county property appraisers. Tax formula: Tax Bill = (Taxable Value / 1,000) * Total Levied Millage Rate. Assessed Value = Just Value - Assessment Limitations.

Residents primarily commute by car to employment centers in Fort Lauderdale and Miami via I-595 and the Florida Turnpike, with average commute times around 28 minutes.

The area features numerous community parks, local golf courses, and proximity to the Everglades, alongside convenient access to suburban shopping centers and dining districts.

The rental market is characterized by high demand and low vacancy rates, with a mix of single-family home rentals and established apartment communities.

The local economy is supported by a diverse mix of professional services, healthcare, and retail, with strong ties to the broader Broward County labor market.

The area is heavily reliant on private vehicle transportation, with major highway access provided by I-595 and the Florida Turnpike.

Development is largely constrained by existing density, with current planning focused on redevelopment and infrastructure maintenance.

The Broward County Property Appraiser manages assessments, with annual adjustments based on market sales data and state-mandated caps.

Parcels are subject to Broward County school and municipal taxes, with specific utility districts managing water and waste services.

Property insurance premiums remain elevated due to regional hurricane risk and the broader Florida insurance market environment.

Florida continues to see positive net domestic migration, driven by retirees and remote workers relocating from higher-cost states.

Florida is a judicial foreclosure state, requiring court intervention for the foreclosure process, which typically extends the timeline for lenders.

Sellers are required to provide a comprehensive disclosure statement regarding the condition of the property, including known defects and flood history.