Tract M-2 Plat
Homes for Sale in Davie, FL
True comps, carrying-cost math, and listings before the portals.
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.
The 60-Second Overview
Tract M-2 Plat market snapshot (as of July 15, 2026): the median sale price is about $350K ($233 per sq ft over the trailing 12 months of closed sales), and a median 21 days on market for closed sales.
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.
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 July 15 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 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 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.
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 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.
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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?
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?
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
| 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 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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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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