Village At Lake Pine Ii
Homes for Sale in Davie, FL
True comps, carrying-cost math, and listings before the portals.
Village At Lake Pine II sits in west Davie, a Broward submarket where price is almost entirely condition- and location-driven. With only two closings over the past two months, the sample is too thin to establish a median or trend, so buyers will find themselves relying heavily on individual comps and negotiation rather than a clear community benchmark.
For sellers, the lack of recent volume means you're pricing in a vacuum—your home will be judged against scattered resales across Davie rather than a tight cluster of recent neighborhood sales. Buyers should expect wide variance in asking prices and be prepared to validate every number independently.
Who Village At Lake Pine Ii is best for.
Best for
- Buyers with cash or strong preapproval who can move quickly when the right home appears
- Investors comfortable underwriting individual deals without a tight comp set
- Households prioritizing west Broward access over resort-style amenities
Probably not for
- First-time buyers who need predictable pricing and abundant recent sales data
- Buyers expecting shared pools, clubhouses, or active HOA programming
- Anyone planning a short hold who needs confident resale liquidity within two years
The market around Village At Lake Pine Ii
Village At Lake Pine Ii is too small for its own price trend, so here is the market around it.
Across Broward County, 1,045 homes are active and 270 pending (20% under contract).
ZIP and county figures describe the wider market, not Village At Lake Pine Ii specifically. Momentum Research analysis of MLS records.
The Village At Lake Pine Ii buying strategy.
If we were buying in Village At Lake Pine Ii 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 Village At Lake Pine Ii.
Thin data, wide variance
Village At Lake Pine II does not carry the density or velocity to give us a statistically robust read. Two closings in sixty days tells you the market here is quiet, intermittent, and driven by individual sellers rather than a predictable flow. That means every listing is its own event, and buyers cannot lean on a recent median to anchor their offer.
The community offers no identified shared amenities in current MLS data, so value comes down to the lot, the floor plan, and the updates inside the four walls. West Davie's appeal is its balance of access—Fort Lauderdale, the Turnpike, and Sawgrass Mills within reasonable reach—but the trade-off is less cohesive neighborhood identity and fewer walkable services. Homes here compete on price and condition, not on clubhouse or pool.
If you're a buyer hunting for flexibility and willing to do your own underwriting, this is fertile ground. If you want the safety of ten recent comps and a tight price band, you'll need to look elsewhere or accept that your lender's appraiser will be casting a wide net.
The location and the amenities are priced into every listing in Village At Lake Pine Ii. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In markets with sparse sales history, your agent's ability to pull, interpret, and argue comps is everything. Momentum brokers know when to pull from adjacent Davie neighborhoods, when to adjust for condition or lot size, and when to walk away from a listing that's testing the ceiling with no data to support it. We won't let you overpay for optimism, and we won't let you undersell on guesswork.
Village At Lake Pine Ii 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 Village At Lake Pine Ii 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 Village At Lake Pine Ii sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Village At Lake Pine Ii, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Village At Lake Pine Ii home worth?
Get a no-obligation home value based on real comparable sales in Village At Lake Pine Ii, 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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Should you buy in Village At Lake Pine Ii?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Under-contract shares | Beaches MLS records, as of 2026-07-12 |
| Historical depth | Closed-sale records back to 2006 (57 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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