Tract M-2 Plat
Homes for Sale in Davie, FL
All 450 homes for sale in Davie, FL · median $425,000 · 81 townhomes for sale in Davie · 123 homes for sale in 33324 · Broward County homes for sale
True comps, carrying-cost math, and listings before the portals.
Photo via Beaches MLS
Homes listed or recently sold were built 1980–1981; 3 of 3 report an HOA (median $670/mo); none of the 3 geocoded homes sit in a FEMA special flood hazard zone (median elevation 7 ft). Tract M-2 Plat is a community in Davie, Broward County, FL. Across Davie as a whole, 136 homes closed in the last 12 months at a median of $613,000, 45 median days on market, with 434 homes for sale today. At that median and Broward County's FY2025-26 rate of 19.84 mills, annual property tax runs about $12,160 ($11,330 with the full homestead exemption).
Tract M-2 Plat is a small Davie subdivision with minimal recorded activity — three closings in the snapshot window at a $350K median and 21 days to contract. The per-square-foot median of $233 suggests older construction or smaller footprints; this is not a luxury tier. Without amenity infrastructure or HOA facilities, value comes from lot and location, not shared resort features.
The quick absorption — well under a month — tells you inventory is tight or priced correctly. Sellers who understand condition and comp carefully will move units; buyers chasing a deal will find limited selection. The data set is thin, so treat the median as a compass bearing rather than a hard floor or ceiling.
Figures in this note are as of July 16, 2026. The live market numbers elsewhere on this page update nightly and are newer.
Tract M-2 Plat right now
🟡 Balanced market. 4.0 months of supply and 0% of the inventory already under contract put buyers and sellers on roughly even footing.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 (1 active and pending listings, 3 closed sales in 12 months).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
· Updated November 7, 2026 · Live data: Beaches MLS, refreshed twice daily · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
Nearby homes for sale
No active listings inside Tract M-2 Plat 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
Tract M-2 Plat market snapshot (as of September 20, 2026): the median sale price is about $350K ($233 per sq ft over the trailing 12 months of closed sales), a median 21 days on market for closed sales, and 4.0 months of supply, a balanced market.
In ZIP 33324 (Davie), 341 homes closed in the last 12 months at a median of $670K ($311/sq ft), up 1.7% year over year, with a median 47 days on market. Right now 56 active and 30 pending listings put supply at about 2.0 months — a healthy market. See the live ZIP 33324 housing market and the Broward County market.
BeachesMLS sales records identify 18 homes in Tract M-2 Plat that have changed hands since 2018, built between 1980 and 1982 (median 1981), with a median living area of about 1,500 sq ft and a typical 2-bedroom, 2.5-bath layout; 94% are townhomes. Source: BeachesMLS closed-sale history compiled by Momentum Research; counts reflect homes with a recorded MLS sale, not every home in the community.
Tract M-2 Plat is a low-profile Davie subdivision with no recorded community amenities, three recent closings at a median of $350,000, and homes moving in 21 days. You are buying land and structure, not a lifestyle package.
The setting & the homes.
Aerial and on-site photos of Tract M-2 Plat. Swipe to explore the community.
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Tract M-2 Plat
Tract M-2 PlatPhotos from Beaches MLS listings in Tract M-2 Plat; content deemed reliable but not guaranteed.
Who Tract M-2 Plat is best for.
Best for
- Buyers targeting the median around $350K who prioritize lot control and minimal HOA fees over shared facilities
- Investors or owner-occupants comfortable evaluating condition and deferred maintenance in older Davie stock
- Buyers who value quick closes and are ready to move decisively when the right listing appears
Probably not for
- Buyers expecting a resort amenity package — pool, clubhouse, fitness center — as part of the purchase
- First-time buyers who need turnkey condition and are not prepared to budget for repairs or updates
- Buyers requiring a broad inventory selection to compare; this subdivision offers limited active choice
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending September 20 of each year, from record-level Beaches MLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($350K) IS the median in the snapshot above.
Windows contain 1 to 4 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.
23% of homes for sale in ZIP 33324 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 (2026-09-20).
Tract M-2 Plat Market Scorecard
Tract M-2 Plat is currently a balanced market. About 4.0 months of supply, a median asking price of $369,900.
Go deeper: ZIP market scorecard · county scorecard · true cost calculator · affordability calculator.
Live data: Beaches MLS, refreshed twice daily. Market metrics only; these describe homes for sale and recent sales, not residents.
Tract M-2 Plat 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 contributors.
The Tract M-2 Plat buying strategy.
If we were buying in Tract M-2 Plat 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 Tract M-2 Plat.
What the thin data set tells us
Three transactions is not a robust sample, but the pattern is clear: homes here sell quickly when priced to market. The median days-on-market of 21 means either the community attracts a specific buyer pool or listing agents are disciplined about launch price. The absence of amenities — no pool, no clubhouse, no recorded HOA facilities — means maintenance is private and resale depends entirely on home condition, lot appeal, and Davie's broader market momentum.
The per-square-foot median of $233 positions Tract M-2 in Davie's working middle tier. Expect older homes, deferred maintenance risk, or smaller lots rather than new construction or estate parcels. Without common-area amenities, you are not paying for a lifestyle brand; you are paying for a Davie address and the flexibility that comes with minimal HOA oversight. Buyers who need resort features or turnkey finishes will look elsewhere; those comfortable with hands-on ownership and direct lot control will find value.
The location and the amenities are priced into every listing in Tract M-2 Plat. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a subdivision this small, inventory awareness and off-market intelligence are everything. Momentum monitors Broward feed data daily and maintains direct broker relationships across Davie; we know when a Tract M-2 listing is about to go live, what condition issues to flag during walkthrough, and which comps to challenge if an appraisal comes in soft. With no amenity package to lean on, your negotiating edge comes from knowing structure, lot, and market timing cold — and we do.
Tract M-2 Plat in 15 seconds.
What it really costs to own in Tract M-2 Plat
The parts of the monthly number a mortgage calculator leaves out, from the tax roll, the MLS, Citizens and FEMA. Property facts only.
| Property tax | Current owners' bills run a median of $2,091/yr across 3 listings here (MLS tax records, 2026-11-07). |
|---|---|
| HOA dues | Median $670/month across 3 MLS listings (most billed monthly; 2026-11-07). Dues cover what the documents say they cover; ask for the budget and reserve study. |
| Home and flood insurance | The average Citizens Property Insurance premium in Broward County is $1,561/yr (35,154 policies, Citizens detail by county, April 2026); private-market quotes depend on roof age, wind mitigation and construction. |
| Roof and age | Median build year 1980 across 3 listings. An original roof here would be about 46 years old; under Florida's 2022 reform (SB 2-D) carriers may require an inspection past 15 years, so budget for a roof report, and for replacement where it fails. |
Email me new listings in Tract M-2 Plat
One e-mail a day, only when a home lists here, with price, beds, baths and a link to every listing. Straight from the MLS feed; no account needed.
Ask an agent about Tract M-2 Plat
Have a question about the homes, fees, rules or commute here? A Momentum agent who works Tract M-2 Plat will answer, and the answer is published on this page for the next buyer.
HOA, CDD & Fees
- HOA dues reported around $670/month (about $8,040/yr) · median of 3 MLS listings, most billed monthly
- Any club/amenity membership is billed separately
Listings in this community report association dues of about $670 per month ($8,040 a year) — the median AssociationFee across 3 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, 2026-11.
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 Tract M-2 Plat 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 Tract M-2 Plat sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Tract M-2 Plat, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Tract M-2 Plat home worth?
Get a no-obligation home value based on real comparable sales in Tract M-2 Plat, 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 →
Recently off market in Tract M-2 Plat
Homes in Tract M-2 Plat that recently left the market. Each address opens its public-record profile: county-recorded value, property taxes, the last recorded sale, community sales history, and what is for sale nearby now. 1 on record.
- 8910 SW 20th Place #A-23 · off market
| Location | Davie, Broward County, FL · ZIP 33324 |
|---|---|
| Amenities listed by sellers | Clubhouse, Fitness Center, Golf Course, Basketball Court, Billiard Room, Cafe/Restaurant |
| Sale prices, last 12 months | $350,000 median across 3 closed sales · $233 per sq ft |
| Days on market (closed sales) | 21 median |
| For sale right now | 1 active, 0 pending · median asking $369,900 · 4.0 months of supply |
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. Market figures describe homes, not residents. Cite as: Momentum Realty, “Tract M-2 Plat key facts,” movewithmomentum.com/neighborhoods/tract-m-2-plat, data as of September 20, 2026.
Housing distress & ownership in Tract M-2 Plat, 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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Recent Developments in Tract M 2 Plat
Development, infrastructure, retail, and school activity affecting Tract M 2 Plat, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated November 2026.
- October 2026Market
Broward September sales fall 9.7% as active listings drop 14% and condo median slides to $235,000
Miami Realtors reported Broward total home sales of 1,825 in September 2026, down 9.7% from a year earlier. The single-family median rose 2.4% to $641,500 while the condo median fell 14.6% to $235,000. Active listings fell 14% to 13,933, leaving 4.2 months of supply for single-family homes and 10.2 for condos, with mortgage rates at 7.46%.
What it may mean for the marketSingle-family inventory remains comparatively tight while condo supply is deep, so buyers in Broward face very different conditions depending on property type. The site is about 13 miles northwest of Tract M 2 Plat.
Source: Miami Realtors - October 2026Market
Broward industrial construction pipeline falls to about 994K SF as vacancy holds at 7.5%
Colliers third-quarter 2026 data cited by Bisnow shows Broward's industrial construction pipeline shrank to roughly 994K SF from 1.4M SF, with vacancy near 7.5% and positive absorption. FRP Holdings is planning a 300K SF logistics center in Southwest Ranches. Developers across South Florida cite high build costs relative to current rents.
What it may mean for the marketFewer new warehouse deliveries may tighten industrial space for local employers, while the planned Southwest Ranches logistics center points to some continued distribution-sector jobs in western Broward. The site is about 6 miles north of Tract M 2 Plat.
Source: Bisnow - 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 Tract M 2 Plat.
Source: Hoodline - 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 less than a mile northwest of Tract M 2 Plat.
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 5 miles east of Tract M 2 Plat.
Source: Nomad Lawyer - 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 Tract M 2 Plat.
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
What is the median home price in Tract M-2 Plat?
How long do homes in Tract M-2 Plat take to sell?
Is Tract M-2 Plat a buyer's or seller's market right now?
Who is the best real estate agent for Tract M-2 Plat?
How do I find a top Davie real estate agent who knows Tract M-2 Plat?
Can Momentum Realty connect me with an agent for Tract M-2 Plat?
Where is Tract M-2 Plat, and what county is it in?
Should you buy in Tract M-2 Plat?
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: November 5, 2026) |
| Community market stats | Beaches MLS closed sales, 12-month windows ending September 20, 2026 |
| Under-contract shares | Beaches MLS records, as of 2026-09-20 |
| Historical depth | Closed-sale records back to 2018 (20 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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More on Tract M-2 Plat
- Home values · What homes in Tract M-2 Plat actually sell for