Bristol Reserve
Homes for Sale in Davie, FL
All 454 homes for sale in Davie, FL · median $425,000 · 57 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, Bristol Reserve in Davie, FL has 2 homes for sale. Homes listed or recently sold were built 2024–2024; 4 of 4 report an HOA (median $350/mo); 3 of the 3 geocoded homes sit in a FEMA special flood hazard zone (median elevation 5 ft).
Bristol Reserve is a small pocket in Davie, and the current MLS snapshot is thin on the usual reference points — no median price and no community amenities surface from active listings as of mid-July 2026. That means pricing here is going to be driven by the individual home in front of you: condition, layout, updates, and lot, rather than any community-wide premium or shared feature set.
With no amenity story to lean on, the honest posture for both sides is patience. Buyers should underwrite each property on its own merits and not assume a neighborhood floor or ceiling. Sellers should expect the home itself — not the address — to do the heavy lifting, which rewards preparation, clean condition, and realistic pricing.
Bristol Reserve right now
🟢 Buyer-leaning market. 24.0 months of supply and 33% of the inventory already under contract give buyers above-average negotiating leverage.Why it matters: months of supply is how long today's inventory would last at today's sales pace; under-contract share is the portion of homes for sale that already have a buyer.Momentum Research analysis of Beaches MLS records, as of September 20, 2026. Confidence: Low (3 active and pending listings, 0 closed sales in 12 months).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
· Updated September 24, 2026 · Live data: Beaches MLS, refreshed twice daily · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
The 60-Second Overview
Bristol Reserve sits in Davie, in Broward County, with a Northeast-Florida-style beaches-feed classification. It reads as a residential enclave where value is set property by property rather than by shared community features.
BeachesMLS sales records identify 6 homes in Bristol Reserve that have changed hands since 2024, built between 2024 and 2024 (median 2024), with a median living area of about 5,318 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.
The setting & the homes.
Aerial and on-site photos of Bristol Reserve. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
Photos from Beaches MLS listings in Bristol Reserve; content deemed reliable but not guaranteed.
Who Bristol Reserve is best for.
Best for
- Buyers who prioritize the house itself and are comfortable pricing on condition and comparables
- Buyers wanting a Davie/Broward location without paying for shared community amenities
- Long-hold buyers who will underwrite each property carefully rather than chase a neighborhood premium
Probably not for
- Buyers who require a pool, clubhouse, or gated entry as part of the purchase
- Buyers who want a clear community-wide price benchmark before committing
- Buyers seeking an amenity-heavy lifestyle community rather than a stand-alone home
The market around Bristol Reserve
Bristol Reserve 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 Bristol Reserve specifically. Momentum Research analysis of MLS records.
Housing distress & ownership in Bristol 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.
Homes For Sale Right Now in Bristol Reserve
Live MLS inventory for Bristol Reserve. 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 Bristol Reserve listings as of 2026-09-22, 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.
Every Home for Sale in Bristol Reserve Right Now (3)
All 3 active and pending Bristol Reserve listings with a detail page, newest first, refreshed twice a day from the MLS.
- 2440 SW 122nd Terrace · $2,325,000 · 5 bd / 4 ba · listed Aug 18, 2026 · listed by Compass Florida, LLC
- 2391 SW 123rd Terrace · $2,159,000 · 4 bd / 3.5 ba · listed Jun 25, 2026 · listed by Canvas Real Estate
- 12265 SW 22nd Court · $2,350,000 · 5 bd / 4.5 ba · pending · listed Jun 25, 2026 · listed by Douglas Elliman
Bristol Reserve on the map.
Every active, pending, and recently sold home, plotted. Toggle the layers and tap a home for the details.
Listing locations from Beaches MLS. Map data © OpenStreetMap, tiles © CARTO.
Schools
- Broward County Public Schools
- Verify the zoned schools by address
- Magnet and choice options may be available
- Fox Trail · Elementary
- Indian Ridge · Middle
- Western · High
Zoned schools reflect the assignments reported on recent Bristol Reserve 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 Bristol Reserve address.
Shop the zone: Homes zoned for Western High School
The Bristol Reserve buying strategy.
If we were buying in Bristol 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.
Use your leverage. With inventory sitting, there is room to negotiate on anything dated or overpriced and to ask for repairs or a rate buydown.
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 Bristol Reserve.
A home-by-home market
Current listings do not identify community amenities, so there is no pool, clubhouse, or gated draw to price into the equation from what we can see today. In a small Davie community like this, that puts the emphasis squarely on the individual house — how it has been maintained, how it is laid out, and how it compares to nearby alternatives.
Location does part of the work here: Davie's position in Broward County keeps you connected to the broader South Florida grid without committing to a specific amenity package. For a buyer, the practical exercise is comparing like homes and pricing on condition; for a seller, it is presenting the property so it stands on its own.
The location and the amenities are priced into every listing in Bristol Reserve. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
When a community offers few data anchors, the read comes from careful comparison and honest condition assessment — not headline numbers. We price and negotiate on what is actually in front of us, tell you plainly when a Davie listing is asking more than the house supports, and keep you from paying for a community premium that the current listings do not show exists.
Bristol Reserve in 15 seconds.
HOA, CDD & Fees
- HOA dues reported around $350/month (about $4,200/yr) · median of 21 MLS listings, most billed monthly
- Any club/amenity membership is billed separately
Listings in this community report association dues of about $350 per month ($4,200 a year) — the median AssociationFee across 21 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, 2026-09.
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 Bristol 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 Bristol Reserve sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Bristol 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 Bristol Reserve home worth?
Get a no-obligation home value based on real comparable sales in Bristol 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 →
22% of homes for sale in ZIP 33325 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 (2026-09-24).
Frequently Asked Questions
Is Bristol Reserve a buyer's or seller's market right now?
Who is the best real estate agent for Bristol Reserve?
How do I find a top Davie real estate agent who knows Bristol Reserve?
Can Momentum Realty connect me with an agent for Bristol Reserve?
Where is Bristol Reserve, and what county is it in?
Should you buy in Bristol 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: September 22, 2026) |
| Under-contract shares | Beaches MLS records, as of 2026-09-20 |
| Historical depth | Closed-sale records back to 2024 (3 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 →
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See how Bristol Reserve fits the bigger picture — live prices, inventory, and Momentum Scores:
Nearby Communities
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