Arboretum
Homes for Sale in Davie, FL
All 453 homes for sale in Davie, FL · median $415,000 · 59 homes for sale in 33325 · Broward County homes for sale
True comps, carrying-cost math, and listings before the portals.
Photo via Beaches MLS
As of September 2026, the MLS records 20 closed sales in Arboretum 148-22 B in Davie, FL since 2006, the most recent in March 2026. Across Davie as a whole, 483 homes closed in the last 12 months at a median of $620,000, 54 median days on market, with 141 homes for sale today. At that median and Broward County's FY2025-26 rate of 19.84 mills, annual property tax runs about $12,300 ($11,470 with the full homestead exemption).
This is a thin-data snapshot. With just a single closing in the current window and no amenities surfacing from active MLS listings, there is no median price to anchor to and no pattern to read into. What sets price here will be condition, the specific home, and whatever comparable evidence sits just outside this small pocket in Davie.
For a buyer, that means pricing conversations lean on the individual property and nearby comps rather than a reliable community trend. For a seller, it means expectations should be set carefully and case by case; one closing does not establish a market rate you can lean on.
Nearby homes for sale
No active listings inside Arboretum 148-22 B 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
Arboretum is a small pocket in Davie, Broward County, and the current MLS picture is light on data. Treat any single-property number as exactly that: one data point, not a trend.
BeachesMLS sales records identify 27 homes in Arboretum that have changed hands since 2006, built between 1993 and 1996 (median 1994), with a median living area of about 1,825 sq ft and a typical 3-bedroom, 2-bath layout; 100% are single-family homes. Source: BeachesMLS closed-sale history compiled by Momentum Research; counts reflect homes with a recorded MLS sale, not every home in the community.
Pre-construction details are compiled from public records, builder announcements and builder listings, and are subject to change without notice; figures are deemed reliable but not guaranteed. Momentum Research figures are our own analysis. This page describes homes, pricing and community attributes, not residents.
Who Arboretum is best for.
Best for
- Buyers who will do the comp work and price a single home on its merits
- Sellers willing to set expectations case by case rather than off one number
- Buyers who value a quiet, small Davie location over amenity packages
Probably not for
- Buyers who need an established price trend before they will act
- Buyers who want on-site community amenities documented up front
- Sellers hoping a single recent closing sets a firm market rate
The market around Arboretum
Arboretum is too small for its own price trend, so here is the market around it.
In ZIP 33325, 149 homes are on the market and 22% are under contract — a steady corner of Davie.
Across Broward County, 14,300 homes are active and 3,189 pending (18% under contract).
In ZIP 33325 (Davie), 187 homes closed in the last 12 months at a median of $675K ($363/sq ft), up 4.5% year over year, with a median 47 days on market. Right now 62 active and 12 pending listings put supply at about 4.8 months — a balanced market. See the live ZIP 33325 housing market and the Broward County market.
ZIP and county figures describe the wider market, not Arboretum specifically. Momentum Research analysis of MLS records.
The Arboretum buying strategy.
If we were buying in Arboretum 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 Arboretum.
A thin-data pocket in Davie
With one closing in the window and no community amenities identified from current listings, there is not enough activity to describe a spread or a typical home here. That is not a knock on the location; it simply means the usual signals a buyer or seller relies on are not present in this snapshot.
In practice, valuation here is condition-driven and comp-driven. The right approach is to widen the lens to nearby Davie inventory, weigh the specific home in front of you, and avoid drawing conclusions from a sample this small.
The location and the amenities are priced into every listing in Arboretum. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
When the community data is this thin, the value we add is pulling the right comparables from the surrounding Davie market and pricing the individual home honestly rather than forcing a trend that the snapshot cannot support. We will tell you plainly when a single closing is not something to build a strategy on.
Arboretum in 15 seconds.
HOA, CDD & Fees
- HOA dues reported around $95/month (about $1,140/yr) · median of 9 MLS listings, most billed quarterly
- Any club/amenity membership is billed separately
Listings in this community report association dues of about $95 per month ($1,140 a year) — the median AssociationFee across 9 MLS records, normalised to a monthly figure; most are billed quarterly. 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, 2026-09.
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 Arboretum 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 Arboretum sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Arboretum, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Arboretum home worth?
Get a no-obligation home value based on real comparable sales in Arboretum, 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 →
Should you buy in Arboretum?
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: September 26, 2026) |
| Under-contract shares | Beaches MLS records, as of 2026-09-20 |
| Historical depth | Closed-sale records back to 2006 (20 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.
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See how Arboretum 148-22 B fits the bigger picture — live prices, inventory, and Momentum Scores:
Common questions about Arboretum
Where is Arboretum?
Arboretum is a community in Davie, Broward County, Florida, ZIP 33325.
Are there homes for sale in Arboretum right now?
No active listings inside Arboretum at the last feed refresh. The nearest homes for sale, with distances from the community, are shown on this page and refreshed nightly.
Does Arboretum have an HOA or CDD?
No HOA is on record for Arboretum in our data. Verify dues, what they cover, and any special assessment for a specific address before you offer.
Answers are generated from county property records, MLS feeds and the figures on this page, as of the page date; deemed reliable but not guaranteed.
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