A J Bendles
Homes for Sale in Davie, FL
All 434 homes for sale in Davie, FL · median $427,000 · 17 homes for sale in 33024 · Broward County homes for sale
True comps, carrying-cost math, and listings before the portals.
Photo via Beaches MLS
Over the 12 months ending 2026-09-20, 3 recorded sales closed at a median of $450,000, $311 per square foot, a median 43 days on market, sellers accepting 98% of original asking. Homes listed or recently sold were built 1973–1981. At the median price and Broward County's FY2025-26 rate of 19.84 mills, annual property tax runs about $8,930 ($8,100 with the full homestead exemption).
A J Bendles sits in western Broward's Davie, a location that trades urban convenience for the inland cost profile. The median of $450,000 reflects a mostly single-family inventory without master-planned infrastructure or deed-restricted amenities—you're buying home and lot, not a lifestyle package. The $311 per square foot places it firmly in the region's middle tier: not premium, not bargain, but accessible to buyers who prioritize ownership over resort-style perks.
Forty-three days to contract tells you the pace is measured, not frenzied. Sellers here face informed, deliberate buyers who compare value across similar unamenitized neighborhoods. Three closings in our window confirm this is a thin slice of the market—inventory turns slowly, and each transaction matters. If you're selling, price discipline and condition trump aspirational list figures; if you're buying, negotiation room exists for homes that need work or have been on market beyond the median.
Nearby homes for sale
No active listings inside A J BendlesHomes for Sale in Davie, FL right now. These are the 6 closest homes on the market, by straight-line distance from the community's center; some may sit just outside its boundary.
Listing data from the MLS feeds named on each listing page; deemed reliable but not guaranteed. Refreshed nightly.
The 60-Second Overview
A J Bendles market snapshot (as of September 20, 2026): the median sale price is about $450K ($311 per sq ft over the trailing 12 months of closed sales), and a median 43 days on market for closed sales.
In ZIP 33024 (Davie), 671 homes closed in the last 12 months at a median of $490K ($355/sq ft), up 0.4% year over year, with a median 41 days on market. Right now 105 active and 38 pending listings put supply at about 3.9 months — a balanced market. See the live ZIP 33024 housing market and the Broward County market.
County records show 5 qualified sales in A J Bendles across 2024–2025 (4 in 2024, 1 in 2025), median $495,000 — the last recorded sale per parcel on the Florida DOR 2025 assessment roll, independent of the MLS.
A J Bendles is a community of 226 homes in Davie, Broward County, built between 1955 and 2008 (median 1960.0), with a median living area of about 1,386 square feet. 78% of parcels are homesteaded, the owner-occupancy proxy in the Florida DOR assessment roll (2025 roll, public records).
A J Bendles is a no-frills Davie enclave where the median closed at $450,000 over forty-three days—a straightforward value proposition for buyers who want Broward access without paying for clubhouse or pool infrastructure they may not use.
The setting & the homes.
Aerial and on-site photos of A J Bendles. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
A J BendlesPhotos from Beaches MLS listings in A J Bendles; content deemed reliable but not guaranteed.
Who A J Bendles is best for.
Best for
- Buyers seeking Broward County access at a median price point who value land and home over resort-style amenities.
- Equity-focused buyers comfortable with a slower market pace and willing to negotiate on homes that have sat beyond the median DOM.
- Buyers with renovation appetite who can acquire below the median and add value through updates in a location with solid fundamentals.
Probably not for
- Buyers who want an amenitized lifestyle with pools, clubhouses, and planned social infrastructure.
- Investors or owner-occupants who need high transaction velocity and deep inventory to choose from quickly.
- Buyers on a tight closing timeline who cannot afford extended negotiation or due diligence windows in a thin-comp environment.
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending September 20 of each year, from record-level Beaches MLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($450K) IS the median in the snapshot above.
Windows contain 0 to 4 sales each (3 in the current window); every figure carries its sample size, and thin markets swing on single closings. All listings featuring the BMLS logo are provided by BeachesMLS, Inc. This information is not verified for authenticity or accuracy and is not guaranteed. Copyright © 2026 BeachesMLS, Inc. Deemed reliable but not guaranteed.
25% of homes for sale in ZIP 33024 are already under contract (under contract ÷ under contract + active listings) — a read on how much of the available inventory buyers have already claimed. Source: MLS data (2026-09-20).
A J Bendles Market Scorecard
A J Bendles is currently a balanced market..
Go deeper: ZIP market scorecard · county scorecard · true cost calculator · affordability calculator.
Live data: Beaches MLS, refreshed twice daily. Market metrics only; these describe homes for sale and recent sales, not residents.
The A J Bendles buying strategy.
If we were buying in A J Bendles today, this is the order of operations we would run for our clients.
Underwrite the condition first. Price the roof, HVAC, and systems honestly before judging any list price; condition swings value here more than square footage alone.
Match the home to real comps. Recent sales of similar condition and lot, not the asking price, tell you what a home is worth.
Move deliberately, not desperately. Neither side has a decisive edge, so a well-prepared, fairly-priced offer wins without overpaying.
Line up financing and inspection early. A pre-approval and an inspection plan let you act fast and negotiate from evidence.
Keep an agent in your corner. The listing agent works for the seller; we represent you and prepare a hand-built valuation before any offer in A J Bendles.
What the market posture means for your move
Three closings in our measurement window confirm this is a pocket community with episodic turnover, not a subdivision where new inventory appears weekly. That thin transaction flow means comps matter intensely: one distressed sale or one over-improved outlier can skew perception, so underwriting here demands granular attention to condition, lot size, and recent updates. The forty-three-day median suggests buyers take their time—multiple showings, inspection contingencies, and price conversations are the norm, not waived-contingency sprints.
The per-square-foot median of $311 reflects Davie's inland positioning and the absence of community amenities that typically command a premium. You're not paying for tennis courts, a manned gate, or a residents-only park; you're paying for home, land, and location. That keeps the barrier to entry lower than amenitized alternatives but also means resale appeal will hinge on the tangible asset—roof, HVAC, kitchen, curb appeal—not a brand or lifestyle story. Buyers here are often equity-focused: they understand the trade-off and bank on Broward's long-term fundamentals rather than short-term neighborhood buzz.
With only a handful of recent transactions, pricing strategy becomes binary: list at or slightly below recent closed comps and move within the median window, or test the market above and risk extended days-on-market that signal overreach. Condition is the deciding variable. Turnkey homes with modern kitchens and updated mechanicals justify the median or a modest premium; deferred-maintenance properties must price to the work required or sit. For buyers, the slower pace creates opportunity—if a home has lingered past sixty days, the seller's motivation often shifts, and negotiation latitude expands.
The location and the amenities are priced into every listing in A J Bendles. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a thin-transaction community like A J Bendles, broker competence is the difference between a clean close and a stalled listing. Momentum's analysts parse every comp for condition delta and days-on-market trend, so your pricing strategy reflects reality, not aspiration. We know which updates move the needle in unamenitized Davie inventory and which don't, and we'll tell you when your home needs work before it goes live—or when a listing you're eyeing is overpriced relative to closed comparables. No hype, no generic CMA: just the honest read that protects your equity or your offer.
A J Bendles in 15 seconds.
What it really costs to own in A J BendlesHomes for Sale
The parts of the monthly number a mortgage calculator leaves out, from the tax roll, the MLS, Citizens and FEMA. Property facts only.
| Property tax | Current owners' bills run a median of $5,789/yr across 3 listings here (MLS tax records, 2026-10-18). |
|---|---|
| HOA dues | Median $270/month across 16 MLS listings (most billed monthly; 2026-10-15). Dues cover what the documents say they cover; ask for the budget and reserve study. |
| Home and flood insurance | The average Citizens Property Insurance premium in Broward County is $1,561/yr (35,154 policies, Citizens detail by county, April 2026); private-market quotes depend on roof age, wind mitigation and construction. |
| Roof and age | Median build year 1980 across 3 listings. An original roof here would be about 46 years old; under Florida's 2022 reform (SB 2-D) carriers may require an inspection past 15 years, so budget for a roof report, and for replacement where it fails. |
Email me new listings in A J BendlesHomes for Sale
One e-mail a day, only when a home lists here, with price, beds, baths and a link to every listing. Straight from the MLS feed; no account needed.
Ask an agent about A J BendlesHomes for Sale
Have a question about the homes, fees, rules or commute here? A Momentum agent who works A J BendlesHomes for Sale will answer, and the answer is published on this page for the next buyer.
HOA, CDD & Fees
- HOA dues reported around $270/month (about $3,240/yr) · median of 16 MLS listings, most billed monthly
- Any club/amenity membership is billed separately
Listings in this community report association dues of about $270 per month ($3,240 a year) — the median AssociationFee across 16 MLS records, normalised to a monthly figure; most are billed monthly. Dues change with budgets and can differ by section or product type; confirm the current figure with the association before you offer. Source: MLS listing records, 2026-10.
Confirm the current HOA dues, exactly what they cover, and any CDD bond or special assessment for a specific address before you offer.
Tools for a A J Bendles buy.
Free calculators to pressure-test the real cost before you tour.
Selling here is won on condition and pricing to real comps, not an automated estimate. The right number comes from closed A J Bendles sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in A J Bendles, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your A J Bendles home worth?
Get a no-obligation home value based on real comparable sales in A J Bendles, not an automated guess. Tell us about your home and we will personally prepare your numbers and a pricing strategy. No obligation, no spam.
See all homes for sale in Davie →
| Location | Davie, Broward County, FL · ZIP 33024 |
|---|---|
| Homes in the community | 226 (FL DOR 2025 assessment roll) |
| Years built | 1955–2008 (median 1960.0) |
| Typical living area | 1,386 sq ft (median) |
| Amenities listed by sellers | Laundry, None, Other, Parking, Pool |
| Sale prices, last 12 months | $450,000 median across 3 closed sales · $311 per sq ft |
| Days on market (closed sales) | 43 median |
| For sale right now | 0 active, 0 pending |
| Owner-occupied (homestead) share | 78% |
Data as of September 20, 2026. All listings featuring the BMLS logo are provided by BeachesMLS, Inc. This information is not verified for authenticity or accuracy and is not guaranteed. Copyright © 2026 BeachesMLS, Inc; housing-stock figures from Florida Department of Revenue public records. Market figures describe homes, not residents. Cite as: Momentum Realty, “A J Bendles key facts,” movewithmomentum.com/neighborhoods/a-j-bendles, data as of September 20, 2026.
Housing distress & ownership in A J Bendles, Davie
Who owns here, how much is not owner-occupied, and how much for-sale inventory is under distress.
Source: Momentum Realty Research. Ownership & parcels from the FL DOR 2025 tax roll; distress from MLS active-listing status/remarks; price from MLS closed sales. All listings featuring the BMLS logo are provided by BeachesMLS, Inc. This information is not verified for authenticity or accuracy and is not guaranteed. Copyright © 2026 BeachesMLS, Inc. Deemed reliable but not guaranteed.
More Davie home searches
- All homes for sale in Davie, FL
- Homes for sale in Broward County, FL
- Davie pool homes for sale
- Davie waterfront homes for sale
- Gated communities in Davie
- Davie golf course homes
- Homes under $300K in Davie
- Homes from $300K to $500K in Davie
- 4-bedroom homes for sale in Davie
- Davie home values: what is my house worth?
Recent Developments in A J Bendles
Development, infrastructure, retail, and school activity affecting A J Bendles, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated October 2026.
- October 2026Infrastructure
Broward Transit plans study of $1 billion light rail linking airport, Port Everglades and convention center
Broward County Transit plans to procure a Project Development and Environment study and preliminary engineering for a light-rail line costing just over $1 billion. It would connect Fort Lauderdale-Hollywood International Airport, Port Everglades and the convention center as part of the $4.3 billion PREMO plan. No construction timeline has been published.
What it may mean for the marketIf built, the line would improve transit access between the airport, seaport and convention center. The site is about 8 miles east of A J Bendles.
Source: Hoodline - October 2026Builder Activity
Weston approves 132 'Sky Homes' at 357 Racquet Club Road
The Weston City Commission approved plans on September 28, 2026 from H&M for 132 three-bedroom units in 11 four-story buildings around a courtyard on 6.6 acres. The site holds a defunct commercial building and was previously proposed for a 245-unit assisted living facility that did not proceed.
What it may mean for the marketThe project would add owner or rental housing inventory in Weston on a redeveloped commercial site. The project is about 7 miles west of A J Bendles, elsewhere in Broward County.
Source: Florida YIMBY - September 2026Development
HTG advances 84-unit affordable apartment tower 'The Mosaic' at 1708 N. Dixie Highway, Hollywood
Housing Trust Group filed plans under the Live Local Act for a 10-story building with 84 affordable units. HTG has the 21,261-square-foot site under contract for $2.6 million. No construction schedule has been published.
What it may mean for the marketThe project would add income-restricted rental inventory along the Dixie Highway corridor near Hollywood's downtown. The project is about 7 miles southeast of A J Bendles, elsewhere in Broward County.
Source: Florida YIMBY - September 2026Development
El-Ad National Properties renames $1 billion Davie project The Plaza Davie District
The first building at 4820 Park Way has topped out with 288 units, with Phase One targeted for early 2027. The three-phase project would total about 1,292 rental residences and 36,000 square feet of restaurant and retail space. Cost is reported at $1 billion.
What it may mean for the marketThe project adds rental inventory and walkable retail and dining in central Davie. The site is about 1 mile northeast of A J Bendles.
Source: Florida YIMBY - September 2026Infrastructure
JetBlue adds 14 nonstop routes from Fort Lauderdale-Hollywood International Airport
Eight routes launched in July 2026, including Chicago, Houston and Nashville, and six more are scheduled from October through November, including Barranquilla, Cali, Columbus, Indianapolis and San Diego. JetBlue ran nearly 130 daily departures at FLL in summer 2026 and expects more than 150 by year end.
What it may mean for the marketMore nonstop service expands travel options and airport-related activity for residents of Broward County. The site is about 7 miles east of A J Bendles.
Source: Nomad Lawyer - August 2026Development
Broward County seeks land use change for 154-acre mixed-use district around Amerant Bank Arena in Sunrise
Broward County submitted an application to the city of Sunrise to change the land use designation of a 154-acre site, much of it the arena parking lot. The concept includes about 1,400 multifamily units (15 percent affordable), 300,000 square feet of commercial space, 1.6 million square feet of office or educational space, 600 hotel rooms and about 10 acres of public space. Sunrise commissioners must act first, and an adoption hearing would likely follow within six months.
What it may mean for the marketIf approved, the plan would add housing supply, office and hotel space and retail access in west-central Broward over a multi-year buildout. The site is about 7 miles northwest of A J Bendles.
Source: The Hockey News
Summaries reflect public reporting and official sources linked above as of the dates shown. Project details, timelines, and approvals can change. Commentary on potential market effects is general observation, not investment advice or a prediction for any specific property. For the freshest items across the whole region, see This Week in Northeast Florida.
Frequently Asked Questions
What is the median home price in A J Bendles?
How long do homes in A J Bendles take to sell?
How many homes are in A J Bendles?
What share of A J Bendles is owner-occupied?
When were the homes in A J Bendles built?
Who is the best real estate agent for A J Bendles?
How do I find a top Davie real estate agent who knows A J Bendles?
Can Momentum Realty connect me with an agent for A J Bendles?
Where is A J Bendles, and what county is it in?
Should you buy in A J Bendles?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Live listings | Beaches MLS, refreshed twice daily (last: October 17, 2026) |
| Community market stats | Beaches MLS closed sales, 12-month windows ending September 20, 2026 |
| Housing stock & ownership | Florida DOR assessment roll (street-list match (2 streets, ZIP 33024)) |
| Under-contract shares | Beaches MLS records, as of 2026-09-20 |
| Historical depth | Closed-sale records back to 2006 (21 transactions analyzed) |
Verify the primary sources yourself: Florida DOR · U.S. Census · FEMA flood maps · Citizens Property Insurance.
Momentum Research figures are our own analysis of Beaches MLS records; MLS data is deemed reliable but not guaranteed. Methodology: how Momentum market scores are computed. Market metrics describe homes for sale and recent sales, not residents.
Own a home here?
You just read the data. Now see what your home is worth.
The numbers on this page move markets in the aggregate. The number that matters to you is what a buyer pays for your address. Momentum sells for 1.25% above the Beaches MLS member average and 8 days faster, and we’ll price yours against live local comps.
Looking to buy here? Search homes for sale →
What’s your home worth in your area?
A real valuation with real comps from a local listing agent, not an instant algorithm. Response within one business day.
See how A J Bendles fits the bigger picture — live prices, inventory, and Momentum Scores:
Nearby Communities
Explore more neighborhoods near A J Bendles with Momentum Realty’s local guides.