Blackhawk Reserve
Homes for Sale in Davie, FL
True comps, carrying-cost math, and listings before the portals.
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.
The 60-Second Overview
Blackhawk Reserve market snapshot (as of July 15, 2026): the median sale price is about $2M ($381 per sq ft over the trailing 12 months of closed sales), and a median 123 days on market for closed sales.
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.
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
- Families 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
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending July 15 of each year, from record-level Beaches MLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($2M) IS the median in the snapshot above.
Windows contain 0 to 3 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.
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
- Mandatory HOA — confirm current dues
- 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.
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Frequently Asked Questions
What is the median home price in Blackhawk Reserve?
How long do homes in Blackhawk Reserve take to sell?
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?
Should you buy in Blackhawk Reserve?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Community market stats | Beaches MLS closed sales, 12-month windows ending July 15, 2026 |
| Under-contract shares | Beaches MLS records, as of 2026-07-12 |
| 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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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 your area comps.
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