Stirling Lake
Homes for Sale in Davie, FL
True comps, carrying-cost math, and listings before the portals.
Stirling Lake in Davie is a single-family community trading at a $444K median with eight-day absorption. That is not a typo. Four closings in this window, prices down seventeen percent year-over-year, and inventory clearing in a week. You are looking at either deep motivated sellers or a spike of distressed transactions pulling the median down hard.
For buyers, this is a high-risk, high-reward window. You will find opportunity, but you must underwrite condition and title with rigor—speed this extreme in a down market is rarely coincidence. For sellers, list price discipline and staging matter more than ever; the comps reflect stress, and you need to differentiate or you become part of the same story.
Stirling Lake right now
🔴 Off the recent peak. The trailing-12-month median ($444K) is down 16.3% from the prior 12 months ($530K). With about 4 sales a year, a single closing can swing this number, so read the level and the decade, not one year's move.Momentum Research, record-level Beaches MLS closed sales, 12-month windows ending July 15. Confidence: Low (4 and 5 sales in the two windows).
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Updated July 15, 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
Stirling Lake market snapshot (as of July 15, 2026): the median sale price is about $444K ($378 per sq ft over the trailing 12 months of closed sales), and a median 8 days on market for closed sales. The trailing-12-month median is down 16% from the prior 12 months, computed from record-level Beaches MLS closed sales (4 closings in the current window).
A Davie single-family enclave where the market has repriced sharply and homes are moving in days, not weeks—meaning either motivated circumstances or a narrow window of value before equilibrium returns.
Who Stirling Lake is best for.
Best for
- Cash buyers or portfolio investors comfortable with rapid due diligence and condition risk in exchange for a sharp discount to last year's pricing
- Local move-up buyers who know Davie and can evaluate a property's bones in one walk-through, with financing locked and ready
- Buyers targeting the mid-$400s median who are prepared to act in days and have contractor relationships already in place for any deferred work
Probably not for
- First-time buyers who need hand-holding, multiple showings, or extended financing timelines—this market will leave you behind
- Anyone counting on appreciation in the next twelve months to validate the purchase; the year-over-year trend is sharply negative and stabilization is not guaranteed
- Buyers who cannot independently verify condition, title, and market value within a week—speed here is not optional, and mistakes are expensive
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 ($444K) IS the median in the snapshot above, and the move from 2025 ($530K) IS the -16.3% one-year change.
Windows contain 0 to 10 sales each (4 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 Stirling Lake buying strategy.
If we were buying in Stirling Lake 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 Stirling Lake.
What the numbers actually mean
The combination of a double-digit price decline and sub-ten-day time-on-market is rare and diagnostic. It suggests either a cluster of distressed inventory, aggressive pricing by sellers who need certainty, or a handful of investors moving quickly on perceived deals. The median price-per-square-foot sits in the high $370s, which is workable for Broward's single-family stock, but you will need to validate whether this reflects deferred maintenance or simply market correction.
Four closings is a thin sample. One anomaly—short sale, estate settlement, off-market handshake—can skew the entire picture. Do not assume the next listing will behave the same way. The velocity tells you buyers are here and are decisive, but it does not tell you whether they are getting true value or inheriting problems. Your inspection and appraisal contingencies are not negotiable in this environment, no matter how fast things are moving.
The location and the amenities are priced into every listing in Stirling Lake. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a market moving this fast with prices this volatile, you need a broker who can pull comps, run title, and connect you with inspectors and lenders on the same day you see a property. We have the Broward network to tell you whether eight days is normal for this specific pocket or a red flag, and we will walk you away from a deal when the numbers do not justify the speed. If you are selling, we will price you to stand out from distress without leaving money on the table.
Stirling Lake 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 Stirling Lake 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 Stirling Lake sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Stirling Lake, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Stirling Lake home worth?
Get a no-obligation home value based on real comparable sales in Stirling Lake, 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 Stirling Lake?
How long do homes in Stirling Lake take to sell?
Who is the best real estate agent for Stirling Lake?
How do I find a top Davie real estate agent who knows Stirling Lake?
Can Momentum Realty connect me with an agent for Stirling Lake?
Should you buy in Stirling Lake?
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 2009 (48 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 your area comps.
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