Weston vs. Davie vs. Plantation vs. Pembroke Pines: A Single-Family Home Comparison Worksheet
Which of these four Broward County cities fits the house you want? A city name will not answer that. Your priorities will. This post gives you a worksheet to rank what matters to you, a table of verified market figures with their limits, and a list of checks that apply to any house you tour in any of the four.
Illustrative image created for this article. It does not show a specific property.
Step 1: Rank your priorities before you compare cities
Give each item a score from 1 (does not matter) to 5 (essential). Do it before you look at listings, so the houses do not rewrite your list.
Lot size and usable yard
A pool, now or later
Low upkeep
Monthly carrying cost
Flexibility to change the exterior (paint, fences, additions)
Drive time to the places you go every week
Age and condition of the house and its roof, air conditioning and plumbing
Room to grow, such as an extra bedroom or a home office
Now take your top three. Everything below is organized around them.
Step 2: Read the market numbers for what they are
Redfin reports the following for the three months ending September 2026. Every figure is for all home types combined in the city (houses, condominiums and townhomes), not for single-family homes alone, because a single-family-only figure was not available for any of the four. Use them as background, not as a price guide for a house.
Weston. Median sale price: $782K. Change vs. a year earlier: down 1.1%. Median days on market: 81. Homes sold in September 2026: 192.
Davie. Median sale price: $545K. Change vs. a year earlier: up 16.5%. Median days on market: 68. Homes sold in September 2026: 284.
Plantation. Median sale price: $505K. Change vs. a year earlier: up 1.1%. Median days on market: 66. Homes sold in September 2026: 300.
Pembroke Pines. Median sale price: $472K. Change vs. a year earlier: down 6.5%. Median days on market: 74. Homes sold in September 2026: 494.
Source: Redfin city housing-market pages, accessed October 23, 2026. A city with more condominiums and townhomes can show a lower median even when its houses cost more, so a lower number is not proof of a cheaper house. The reliable comparison is between specific houses of similar size, age and lot.
Step 3: Let your top three priorities pick the questions
If lot size matters most. Ask for the survey of every house you like. Compare the usable area, not only the total lot. Ask about easements, drainage and any water or utility lines crossing the lot. Zoning and permitted uses differ by municipality and sometimes by parcel, so confirm them with the city rather than assuming that a larger lot allows a given use.
If monthly cost matters most. Price is only one line. Get an insurance quote for the exact house, ask for the association assessment if there is one, and use the county property appraiser's tax estimator for the property tax estimate. A newly purchased property is assessed differently from how the seller's was, so the seller's tax bill is not a prediction of yours.
If low upkeep matters most. Prioritize a newer roof and air conditioning, a house with fewer exterior surfaces to maintain, and a smaller yard. Ask an inspector for the remaining-life estimates on major systems.
If flexibility to change the house matters most. Ask each house's association, if any, for the written rules. In a house with no association, city permits still apply.
If commute matters most. Drive the real route at the real hour. A map estimate cannot show you the traffic at 5 p.m.
Step 4: Checks that apply to every house in all four cities
Flood zone. Look up the address in the FEMA Flood Map Service Center and ask for any elevation certificate. Get a flood insurance quote even if a lender does not require one, because flood damage is typically not covered by a standard homeowners policy. Confirm coverage with your insurance agent.
Permit history. Each city runs its own search. Weston uses an online permit portal, Davie's permit portal allows an address search, Plantation has an e-permit portal, and Pembroke Pines has a permit search page. Open permits or permits that were never closed can become your problem.
Roof, air conditioning, electrical panel and plumbing. Ask about their age. Insurers may ask for a four-point inspection on older homes, so ask your agent whether one is needed.
Pool. If there is one, see the separate checklist about equipment, permits and safety features. New pools must meet the safety options in Chapter 515 to pass final inspection. That statute does not by itself require changes to existing pools, so ask the city what applies to the one you are buying.
Homeowners' association. Read the recorded documents. Many South Florida communities have one, and the rules vary by community.
Step 5: Run a simple tiebreak
Choose your three best houses, one from each of three cities if possible. Call them House A, House B and House C. For each one, write down these eight items from real quotes and documents:
Asking price
Estimated monthly payment
Insurance quote
Association assessment
Remaining life of roof and air conditioning
Open permits
Flood zone
Your priority score (1 to 5 each)
Hypothetical example. Two houses cost the same. House A has a newer roof and no association. House B has a bigger yard and a higher insurance quote. If low upkeep is your top priority, House A may win on your list even though House B looks larger on a listing. The point is to let your own numbers decide.
What this post does not claim
This is not a ranking of cities, and it says nothing about which one is better for any type of household. Availability changes daily, and a current MLS search is the only way to see what is for sale right now.
Frequently asked questions
Which of these four cities has the cheapest single-family homes?
That cannot be answered from the figures above, because they cover all home types. Compare the specific houses on your shortlist.
Do all four cities have homeowners' associations?
Many neighborhoods in all four do, but it varies by community. Read the recorded documents for the specific address.
Is a quick closing realistic in these cities?
Timelines depend on financing, inspections, title and insurance, not the city. Ask your lender and agent for a realistic schedule for your contract.
Next step
If you would like a shortlist built from your own priority scores, ask Dean Isenberg to review your criteria and set up a home search at 305-929-3326.
Planning to buy, sell, or invest in South Florida? Contact Dean Isenberg at 305-929-3326 or visit ONE-Dean.com.
Dean is the ONE for all your real estate needs.
