Southern Orchard
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, the MLS records 2 closed sales in Southern Orchard in Davie, FL since 2023, the most recent in December 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).
Southern Orchard is a small pocket in Davie with no standout community amenities pulling on price, so what a buyer pays here tracks the individual house far more than any shared feature. Lot, condition, and updates do the heavy lifting; there is no clubhouse, gate, or resort setup to underwrite a premium.
For sellers, that means the marketing burden sits squarely on the property itself — presentation and condition, not a lifestyle pitch. For buyers, it means you are pricing homes one at a time and should expect a wide spread driven by what has and hasn't been done to each house.
Nearby homes for sale
No active listings inside Southern OrchardHomes for Sale in Davie, FL 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
Southern Orchard sits within Davie in Broward County. Current MLS listings show no shared community amenities, so this is a place you evaluate house by house rather than by any communal draw.
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 Southern Orchard is best for.
Best for
- Buyers set on a Davie address who care more about the individual home than shared amenities
- Renovation-minded buyers willing to price a dated home against the cost of updates
- Buyers who want to avoid amenity-driven fees and pay purely for the property
Probably not for
- Buyers who expect a pool, gate, or clubhouse included in the community
- Buyers who want a uniform, amenity-backed price with little variance between homes
- Buyers unwilling to underwrite condition and inspection risk one house at a time
The market around Southern Orchard
Southern Orchard 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 Southern Orchard specifically. Momentum Research analysis of MLS records.
The Southern Orchard buying strategy.
If we were buying in Southern Orchard 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 Southern Orchard.
A house-by-house market in Davie
With no amenities identified from current listings, there is no fee-supported package of features shaping value here. That tends to reward buyers who can read condition accurately and penalize sellers who lean on hype instead of the work a home actually shows.
Value in a community like this is condition-driven, and the gap between an updated home and a dated one can be substantial. Bring a clear-eyed inspection mindset, and judge each listing on its own bones — roof, systems, finishes — rather than any assumption about the area.
The location and the amenities are priced into every listing in Southern Orchard. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a small Davie pocket with no amenity story to hide behind, pricing comes down to honest reads on condition and comparable homes. That is exactly the work we do — telling you when a listing is priced for its updates and when it is priced for a fantasy, and helping sellers put the actual value of the house in front of buyers.
Southern Orchard in 15 seconds.
HOA, CDD & Fees
- HOA dues reported around $112/month (about $1,344/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 $112 per month ($1,344 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 Southern Orchard 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 Southern Orchard sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Southern Orchard, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Southern Orchard home worth?
Get a no-obligation home value based on real comparable sales in Southern Orchard, 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 Southern Orchard?
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 2023 (2 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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Common questions about Southern Orchard
Where is Southern Orchard?
Southern Orchard is a community in Davie, Broward County, Florida, ZIP 33328.
Are there homes for sale in Southern Orchard right now?
No active listings inside Southern Orchard at the last feed refresh. The nearest homes for sale, with distances from the community, are shown on this page and refreshed nightly.
Does Southern Orchard have an HOA or CDD?
No HOA is on record for Southern Orchard 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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