Invest In Apartment Buildings In Davie, FL

Campuses, Commuters And Davie's Renters

Davie's renters pay well above the Florida norm. The town has 12,723 renter households, 32.9% of all households, about the same as the state's 32.4% (U.S. Census ACS 2020–2024). Median gross rent is $2,066 a month, against $1,669 statewide, and it rose 40.2% from $1,474 in the 2015–2019 survey. Median household income grew more slowly, up 21.6% to $87,250, so 72.1% of renters now spend 30% or more of their income on housing. Renter households grew 8.6% in five years while population grew 3.8% to 108,346.

Higher education is Davie's calling card. The Greater Fort Lauderdale Alliance describes the town as the center of higher education in South Florida, home to the South Florida Educational Center, and lists Nova Southeastern University, Broward College and Florida Atlantic University among its major employers. The Miami Dolphins practice daily at Nova Southeastern. The same profile names Teva Pharmaceuticals, Stryker, Publix, Costco, Target, Walmart, Whole Foods, Manheim Auctions, Rick Case Automotive Group and the Town of Davie. Nova Southeastern carries the most weight. A Florida TaxWatch study published in December 2025 counted NSU's fall enrollment at 20,910 in 2024, up from 20,435 in 2020, and estimated that its operations and alumni spending supported about 35,162 jobs and $6.55 billion in economic impact across Broward, Miami-Dade and Palm Beach counties in fiscal 2024–25. Davie covers 35 square miles in central Broward, served by Florida's Turnpike, I-595 and I-75, with Fort Lauderdale/Hollywood International Airport and Port Everglades a few minutes away.

For owners, that gives two steady renter groups: students, faculty and staff around the campuses, and commuters who use the Turnpike, I-595 and I-75 to reach jobs elsewhere in the region. The weak spot is affordability. With nearly three in four renters cost-burdened, rent growth will track wage growth more than demand.

Davie's Pipeline And The Rent Picture

Davie is adding large projects to an established apartment base. The Census counts 11,784 homes in buildings with five or more units, 28.2% of the town's housing, up 6.0% in five years, and the median home was built in 1989. The biggest project under way is The District in Davie, El-Ad National Properties' plan for about 1,256 to 1,292 apartments in five high-rises at Griffin Road and State Road 7, just north of the Seminole Hard Rock. El-Ad closed an $85 million construction loan in September 2025, with Phase One, the entry promenade and site work, scheduled for December 2026. On Broward College land at Davie Road and Southwest 37th Street, 13th Floor Investments and JSB Capital financed Parks at Davie, 383 units including about 77 workforce units, with construction expected to start in March 2025 and completion scheduled for 2027.

Rents are flat. RentCafe put Davie's average rent at $2,459 in October 2026, up 0.65% over the year. The Census rental vacancy rate is 9.6%; ACS estimates carry a margin of error, and this rate includes houses and condos, so it may differ from what managed complexes report. At least one renovated community near Nova Southeastern was offering a month free on select units in 2026. HUD's fiscal 2027 fair market rent for a two-bedroom in the Fort Lauderdale area is $2,321.

For a buyer, Davie's existing stock, with a median build year of 1989, should rent below what new high-rises will need, which can help older properties hold tenants. The risk is that thousands of new units at Griffin Road and Davie Road push concessions wider as they lease. Anyone evaluating apartment syndications in Davie should map each property's distance from those projects.

Local rules are set mostly in Tallahassee, not Town Hall. Florida's HB 1417, in effect since July 1, 2023, preempted local regulation of residential tenancies to the state. It supersedes local ordinances on tenant screening, security deposits, application and other fees, lease terms, required disclosures and notice periods. That put local measures such as tenant bill of rights ordinances in doubt, the Florida Phoenix reported. For an owner, that means one statewide rulebook across Broward County, though Florida Realtors noted it was unclear whether local fair housing protections that go beyond federal law, such as source-of-income rules, are also preempted.

Davie Neighborhoods We Watch

Rents vary by about $750 a month across Davie's rental neighborhoods.

Davie By The Numbers

Among the 106 Florida cities we track, Davie ranks 21st for median gross rent, 64th for renter share and 52nd for five-year rent growth. That puts its rents near the top of the group, so tenants here are already paying more than in most nearby markets. Compared with the 2015–2019 survey, Davie now has about 3,947 more residents, 1,008 more renter households and 667 more homes in buildings with 5 or more units. Renter households grew by about 1.5 for every new home in a larger apartment building. Not every renter lives in an apartment, but demand has clearly kept ahead of new multifamily supply.

Davie Compared With Broward County

Davie's median gross rent of $2,066 is above the Florida median of $1,669, and its renter share is 32.9% compared with 32.4% statewide.

Rent Versus Income In Davie

At $2,066 a month, the median Davie rent adds up to $24,792 a year, or roughly 28.4% of what the median household earns. Under the common 30% guideline, a household needs about $82,600 a year to cover that rent comfortably. That's a heavier load than the Florida average of 26.9%. Renters usually earn less than the all-household median, so the real burden for tenants is higher than this simple ratio shows.

In dollars, Davie rent climbed $592 a month over five years and household income climbed $15,498 a year. Rent has outpaced income, so we are careful about how much further a business plan pushes rents on renewal. HUD's FY2027 Fair Market Rent for a two-bedroom unit, $2,321, is 12.3% above the median gross rent for all unit sizes. That gap matters for buildings that accept Housing Choice Vouchers, since local housing authorities base voucher payment standards on it.

Quick Facts: Davie Rental Market

Here's the Davie rental market in short form, with the source on every figure.

• Davie, FL has 108,346 residents, up 3.8% from the 2015–2019 survey (U.S. Census ACS 2020–2024).
• Median household income in Davie, FL is $87,250, up 21.6% over five years (U.S. Census ACS 2020–2024).
• Median gross rent in Davie, FL is $2,066 a month, up 40.2% over five years (U.S. Census ACS 2020–2024).
• 32.9% of households in Davie, FL rent, about 12,723 renter households (U.S. Census ACS 2020–2024).
• 28.2% of homes in Davie, FL are in buildings with 5 or more units (U.S. Census ACS 2020–2024).
• The rental vacancy rate in Davie, FL is 9.6%, and 72.1% of renters spend 30% or more of income on rent (U.S. Census ACS 2020–2024).
• The median home in Davie, FL was built in 1989 (U.S. Census ACS 2020–2024).

What We Look For In A Davie Apartment Building

We look at buildings with 5 or more units in Davie, from small walk-ups to larger garden-style communities, in stabilized or value-add condition. We compare in-place rents with nearby buildings, inspect roofs, plumbing and HVAC, and ask whether better management or targeted renovation can close the gap with the market.

Florida has no state income tax on wages, and property taxes are often one of the largest expenses for apartment owners. We estimate the tax bill as it will be after the purchase, because a sale can trigger a reassessment in many places. Florida has no statewide rent control law, though local rules on notices, fees and deposits still apply. Insurance quotes in Florida reflect hurricane and flood exposure, so we get a quote before we make an offer.

After a stretch of fast rent growth, we keep rent assumptions modest and leave room for concessions if new supply opens nearby.

Due Diligence For Apartment Syndications In Davie

Whoever the sponsor is, these are the questions we would want answered about any apartment syndication in Davie, based on the local numbers above.

• What vacancy does the plan assume? Rental vacancy in Davie is 9.6%. A plan that assumes much lower vacancy than the market should explain why.
• What rent growth is underwritten? Rents here rose 40.2% over five years. Ask whether the plan assumes that pace continues, and what happens to the deal if rents stay flat.
• How was the property tax bill estimated? A sale often triggers a reassessment, so the bill after purchase can be well above what the seller pays today.
• How big is the repair reserve? The median home in Davie was built in 1989, and even newer buildings need money set aside for roofs, HVAC and appliances.
• How and when does capital come back? Ask what the plan is for a refinance or sale, and what happens if that takes longer than expected.

How Passive Investing In A Davie Apartment Syndication Works

Two groups make an apartment syndication work. The sponsor, or general partner, handles the deal: finding the building, financing it and running the business plan. The limited partners are passive investors who contribute capital and share in the property's results under the offering's terms.

Syndications are long-term and illiquid, and capital usually stays committed for several years. Results are never certain. Most offerings are limited to accredited investors, and the rules depend on whether a deal uses Rule 506(b) or Rule 506(c). See investing with Skyline Capital for how we work with limited partners.

Getting Started

The first step is the investor network. It's free, and it's how we share market notes and get to know investors. If we buy in Davie or elsewhere and you're eligible, we'll reach out privately with the details.