Blackhawk Reserve
Homes for Sale in Davie, FL
All 434 homes for sale in Davie, FL · median $427,000 · Broward County homes for sale
True comps, carrying-cost math, and listings before the portals.
Photo via Beaches MLS
As of October 2026, the MLS records 29 closed sales in Blackhawk Reserve in Davie, FL since 2006, the most recent in October 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 444 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).
Blackhawk Reserve trades at a $2 million median on a price-per-square-foot of $381, positioning it firmly in Davie's luxury tier. That per-foot cost reflects land value, privacy, and larger lots more than construction premium; buyers here are paying for space and seclusion in western Broward. The three-month sample is thin, so any single closing—especially an estate-sized property or a dated ranch—can shift the median materially.
Median time on market sits at 123 days, quadruple the regional average for luxury product. Sellers should price to condition and be prepared to wait; buyers have negotiating room and time to conduct full due diligence. This is a patient market where the asking price is the opening bid, not the finish line.
Nearby homes for sale
No active listings inside Blackhawk Reserve 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
Blackhawk Reserve is a low-density enclave in west Davie where the $2 million median buys acreage and privacy, not walkability or resort amenities. Expect longer marketing times and condition-sensitive pricing.
BeachesMLS sales records identify 21 homes in Blackhawk Reserve that have changed hands since 2006, built between 2003 and 2008 (median 2006), with a median living area of about 4,945 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.
County records show 5 qualified sales in Blackhawk Reserve across 2024–2025 (4 in 2024, 1 in 2025), median $2.25M — the last recorded sale per parcel on the Florida DOR 2025 assessment roll, independent of the MLS.
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 Reserve is best for.
Best for
- Buyers with $2 million liquid who value lot size and separation over clubhouse access and want room for horses, workshops, or simply distance from the next roofline
- Investors or relocators willing to hold through a four-month marketing window and negotiate based on a full property inspection, not emotion
- Buyers seeking space in western Broward who understand the trade-off: longer commutes and fewer walkable conveniences in exchange for acreage and quiet
Probably not for
- Buyers expecting resort amenities, gated-entry identity, or a community pool and fitness center—you are paying for land here, not an HOA experience
- Anyone needing a rapid close or counting on appraisal certainty; thin transaction volume means every comp fight is uphill and timelines stretch
- Investors banking on near-term liquidity or quick flips—the 123-day market cycle and narrow buyer pool make this a hold-and-wait asset, not a momentum play
The market around Blackhawk Reserve
Blackhawk Reserve is too small for its own price trend, so here is the market around it.
In ZIP 33326, 246 homes are on the market and 18% are under contract — a slower corner of Davie.
Across Broward County, 14,300 homes are active and 3,189 pending (18% under contract).
In ZIP 33326 (Davie), 313 homes closed in the last 12 months at a median of $660K ($370/sq ft), down 5.9% year over year, with a median 76 days on market. Right now 59 active and 16 pending listings put supply at about 6.5 months — a buyer's market. See the live ZIP 33326 housing market and the Broward County market.
ZIP and county figures describe the wider market, not Blackhawk Reserve specifically. Momentum Research analysis of MLS records.
The Blackhawk Reserve buying strategy.
If we were buying in Blackhawk Reserve 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 Reserve.
What the numbers tell us
The median of $2 million reflects a community where lot size and separation from neighbors drive value as much as the structure itself. At $381 per square foot, you're acquiring land and low density; newer construction in denser Broward master plans often commands similar or higher per-foot pricing with smaller lots. Blackhawk Reserve buyers trade amenity packages for elbow room.
The 123-day median time on market is the headline here. Luxury properties across Broward are moving slower than sub-million inventory, but four months suggests a narrow buyer pool and pricing discipline required from day one. Sellers who anchor to last year's comps or fail to address deferred maintenance sit longer. Buyers, meanwhile, have the calendar on their side—months to inspect, negotiate, and verify every detail.
With only three closings in the trailing window, every data point is outsized. A single teardown sale or a custom estate can swing the median by hundreds of thousands. Treat the $2 million figure as a rough center, not a floor or ceiling. Actual transaction prices will vary widely based on lot size, home age, finishes, and whether the property is turnkey or a renovation candidate.
The location and the amenities are priced into every listing in Blackhawk Reserve. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
Blackhawk Reserve demands a broker who knows when to walk. We price luxury realistically, we understand how thin transaction volumes distort medians, and we know the difference between land value and house value in west Broward. If a home has been sitting for months, we'll tell you why—and whether the seller is motivated enough to meet the market. We represent your position, not the listing's asking price.
Blackhawk Reserve in 15 seconds.
HOA, CDD & Fees
- HOA status not on record. Verify any dues before you offer
- Any club/amenity membership is billed separately
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 Reserve 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 Reserve sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Blackhawk Reserve, 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 Reserve home worth?
Get a no-obligation home value based on real comparable sales in Blackhawk Reserve, 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 33326 |
|---|---|
| Homes in the community | 29 (FL DOR 2025 assessment roll) |
| Years built | 1999–2024 (median 2004) |
| Typical living area | 4,833 sq ft (median) |
| Amenities listed by sellers | Pickleball Court(s) |
| For sale right now | 0 active, 0 pending |
| Owner-occupied (homestead) share | 75% |
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 Reserve key facts,” movewithmomentum.com/neighborhoods/blackhawk-reserve, data as of September 20, 2026.
Housing distress & ownership in Blackhawk Reserve, 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.
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Email me new listings in Blackhawk Reserve
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Ask an agent about Blackhawk Reserve
Have a question about the homes, fees, rules or commute here? A Momentum agent who works Blackhawk Reserve will answer, and the answer is published on this page for the next buyer.
Recent Developments in Blackhawk Reserve
Development, infrastructure, retail, and school activity affecting Blackhawk Reserve, 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 7 miles east of Blackhawk Reserve.
Source: Hoodline - 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 6 miles east of Blackhawk Reserve, 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 north of Blackhawk Reserve.
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 6 miles east of Blackhawk Reserve.
Source: Nomad Lawyer - September 2026Development
Two-tower Rio Vista Residences proposed at 633 S Federal Highway, Fort Lauderdale
A joint venture of Cain and Kushner proposes 440 residences in towers of 28 and 22 stories joined by a nine-story podium, with the site under contract from Oko Group. Palma Architecture is the architect. No start or completion dates have been published.
What it may mean for the marketIf built, the project would add residential inventory near the Federal Highway corridor and the New River district. The project is about 7 miles northeast of Blackhawk Reserve, elsewhere in Broward County.
Source: Florida YIMBY - 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 8 miles northwest of Blackhawk Reserve.
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
How many homes are in Blackhawk Reserve?
What share of Blackhawk Reserve is owner-occupied?
When were the homes in Blackhawk Reserve built?
Who is the best real estate agent for Blackhawk Reserve?
How do I find a top Davie real estate agent who knows Blackhawk Reserve?
Can Momentum Realty connect me with an agent for Blackhawk Reserve?
Where is Blackhawk Reserve, and what county is it in?
Should you buy in Blackhawk Reserve?
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) |
| Housing stock & ownership | Florida DOR assessment roll (street-list match (1 streets, ZIP 33326)) |
| Under-contract shares | Beaches MLS records, as of 2026-09-20 |
| Historical depth | Closed-sale records back to 2006 (29 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.
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