Blackhawk Ranches
Homes for Sale in Davie, FL
All 453 homes for sale in Davie, FL · median $415,000 · 79 homes for sale in 33328 · Broward County homes for sale
True comps, carrying-cost math, and listings before the portals.
Photo via Beaches MLS
As of September 2026, Blackhawk Ranches in Davie, FL has 1 home for sale. As of September 2026, the MLS records 12 closed sales in Blackhawk Ranches in Davie, FL since 2008, the most recent in March 2025. 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).
| Location | Davie, Broward County, FL · ZIP 33328 |
|---|---|
| Homes in the community | 15 (FL DOR 2025 assessment roll) |
| Years built | 2005–2015 (median 2006) |
| Typical living area | 6,552 sq ft (median) |
| Amenities listed by sellers | Gated |
| For sale right now | 1 active, 0 pending · median asking $2,499,000 |
| Owner-occupied (homestead) share | 87% |
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, “Blackhawk Ranches key facts,” movewithmomentum.com/neighborhoods/blackhawk-ranches, data as of September 20, 2026.
Blackhawk Ranches in Davie has no closings in the current window, which means the usual anchors — recent sale prices, days on market, negotiation patterns — simply aren't available right now. In a community like this, price is set less by comparable sales and more by the specific condition, lot, and improvements of whatever comes to market. Every listing here effectively negotiates against itself.
For a buyer, thin activity cuts both ways: less competition, but also less pricing guidance, so you'll want independent grounding before committing to a number. For a seller, the absence of recent closings puts the burden on presentation and defensible pricing — you are establishing the comp, not following one.
The 60-Second Overview
Blackhawk Ranches is a low-turnover pocket of Davie in Broward County where, at this snapshot, current MLS listings don't identify shared community amenities — meaning value tracks the individual property rather than any resort-style package.
BeachesMLS sales records identify 14 homes in Blackhawk Ranches that have changed hands since 2007, built between 2005 and 2014 (median 2007), with a median living area of about 5,700 sq ft and a typical 5-bedroom, 5.5-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 Blackhawk Ranches is best for.
Best for
- Buyers prioritizing lot and structure over shared amenities, willing to underwrite a property on its own condition
- Long-hold buyers who value a quiet, low-turnover pocket of Davie and aren't chasing quick resale liquidity
- Sellers prepared to set the pricing standard with strong presentation rather than lean on recent neighborhood sales
Probably not for
- Buyers who want resort-style community amenities baked into the purchase
- Buyers who need a deep pool of recent comparable sales before making an offer
- Sellers expecting fast turnover driven by high transaction volume
The market around Blackhawk Ranches
Blackhawk Ranches is too small for its own price trend, so here is the market around it.
In ZIP 33328, 156 homes are on the market and 25% 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 33328 (Davie), 357 homes closed in the last 12 months at a median of $642K ($311/sq ft), up 7.2% year over year, with a median 49 days on market. Right now 97 active and 27 pending listings put supply at about 4.8 months — a balanced market. See the live ZIP 33328 housing market and the Broward County market.
ZIP and county figures describe the wider market, not Blackhawk Ranches specifically. Momentum Research analysis of MLS records.
Housing distress & ownership in Blackhawk Ranches, 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.
Homes For Sale Right Now in Blackhawk Ranches
Live MLS inventory for Blackhawk Ranches. Every active listing, what is under contract right now, and the last 12 months of closed sales, refreshed twice a day. Closed comps beat an algorithm's guess every time.
Active and pending Blackhawk Ranches listings as of 2026-09-26, priced high to low. 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. Tap any home to ask about it.
Schools
- Broward County Public Schools
- Verify the zoned schools by address
- Magnet and choice options may be available
- Silver Ridge · Elementary
- Indian Ridge · Middle
- Western · High
Zoned schools reflect the assignments reported on recent Blackhawk Ranches listings and can change; always confirm with Broward County Public Schools for a specific address.
Buying with schools in mind? We can confirm the exact zoned schools for any Blackhawk Ranches address.
Shop the zone: Homes zoned for Western High School
The Blackhawk Ranches buying strategy.
If we were buying in Blackhawk Ranches 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 Blackhawk Ranches.
A thin market in Davie
With no closings in the current window and no community amenities identified from current listings, Blackhawk Ranches reads as a place where the home itself carries the deal. That's common in Davie's ranch-oriented pockets, where lot size, land use, and structural condition drive value more than any communal feature set.
The practical effect is a wide potential spread between one property and the next. Two homes here can price very differently based on condition and improvements alone, and without a run of recent sales to lean on, both sides are working from first principles. Patience and careful diligence matter more here than in a high-velocity subdivision.
The location and the amenities are priced into every listing in Blackhawk Ranches. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
When a community has no recent closings to reference, the analysis has to come from somewhere else — the property's condition, its land, and the broader Davie context. That's exactly where a local broker earns their keep. We'll help you build a number you can defend rather than borrow one that doesn't exist yet.
Blackhawk Ranches in 15 seconds.
HOA, CDD & Fees
- HOA dues reported around $325/month (about $3,900/yr) · median of 5 MLS listings, most billed quarterly
- Any club/amenity membership is billed separately
Listings in this community report association dues of about $325 per month ($3,900 a year) — the median AssociationFee across 5 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 Blackhawk Ranches 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 Blackhawk Ranches sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Blackhawk Ranches, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Blackhawk Ranches home worth?
Get a no-obligation home value based on real comparable sales in Blackhawk Ranches, 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 →
26% of homes for sale in ZIP 33328 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 (2026-09-27).
Frequently Asked Questions
How many homes are in Blackhawk Ranches?
What share of Blackhawk Ranches is owner-occupied?
When were the homes in Blackhawk Ranches built?
Who is the best real estate agent for Blackhawk Ranches?
How do I find a top Davie real estate agent who knows Blackhawk Ranches?
Can Momentum Realty connect me with an agent for Blackhawk Ranches?
Where is Blackhawk Ranches, and what county is it in?
Should you buy in Blackhawk Ranches?
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) |
| Housing stock & ownership | Florida DOR assessment roll (street-list match (1 streets, ZIP 33328)) |
| Under-contract shares | Beaches MLS records, as of 2026-09-20 |
| Historical depth | Closed-sale records back to 2008 (12 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 Blackhawk Ranches fits the bigger picture — live prices, inventory, and Momentum Scores:
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