Mixed-use properties in Davie are trading between $225-$350 per square foot in 2026, with the highest value concentrated in walkable proximity to Nova Southeastern University and along the Davie Road corridor where residential demand is absorbing faster than developers anticipated. The kicker in this market is that most of the upside lives in pre-stabilized projects and underutilized parcels owned by families who bought in the 1980s and 1990s, properties that never hit Crexi or LoopNet because the next generation doesn't know what they're sitting on.
Why Davie Mixed-Use Trades at a Premium to Comparable Broward Submarkets
Davie sits at the intersection of three demand drivers that most mixed-use markets in Broward County don't get simultaneously: a captive university population (~20,000 students at Nova Southeastern), a stable owner-occupant residential base that anchors the retail component, and proximity to both I-595 and the Sawgrass Expressway for commuter access. That combination means ground-floor retail doesn't sit dark for six months between tenants, and upper-floor residential units lease faster than comparable product in Plantation or Sunrise.
The typical buyer profile in 2026 is a South Florida family office or a local developer-operator with 3-10 properties already in their portfolio. They're writing checks between $3M-$12M, they want cash flow Day 1, and they're comfortable taking on lease-up risk if the bones are right. Out-of-state capital shows up occasionally for stabilized assets near Tower Shops or along Pine Island Road, but they're underwriting tighter cap rates (high 5s to low 6s) than the locals, who are comfortable in the mid-6s if there's a value-add angle.
I'm seeing asking prices compress slightly from late 2025, properties that would have listed at $375/SF last September are now coming out closer to $325/SF, but that's a recalibration, not a collapse. Sellers are adjusting to the fact that debt is still sitting at 7.5%-8% for anything that's not a clean stabilized NNN lease to a credit tenant, and buyers are penciling higher contingency reserves for TI and lease-up costs.
The Nova Southeastern University Radius, Walkable Mixed-Use Commands the Highest Per-Unit Pricing
Anything within a 10-minute walk of the NSU campus trades at a premium because you're leasing to graduate students, young faculty, and hospital staff from the adjacent medical complex who don't want to drive. I've seen 2-over-1 mixed-use projects (ground-floor retail, two floors of residential above) trade at $400/SF when they're within that radius, versus $275/SF for comparable product a mile west on Griffin Road.
The opportunity here is NOT new construction, land prices and entitlement timelines make ground-up pencil only if you're a repeat developer with municipal relationships. The opportunity is buying older mixed-use that's 60%-70% occupied, upgrading the residential units with $15K-$20K per door in cosmetic rehab (new appliances, LVP flooring, fresh paint), and pushing rents from $1,400/month to $1,700/month within 12 months. I've walked three deals in the last six months that fit that profile, and two of them closed between $285-$310/SF to local buyers who know the submarket.
If you're targeting this radius, reach out, I maintain relationships with several family-owned LLCs who own 1970s and 1980s vintage mixed-use within walking distance of campus, and most of them are open to selling if the number makes sense. They're not listing publicly because they don't want the hassle, but they'll take a meeting if the buyer is credible and the offer is clean.
Davie Road Corridor, Pre-Stabilized Projects and Lease-Up Risk
The Davie Road corridor between Orange Drive and SW 30th Street is where most of the new supply landed in 2023-2025, and it's also where the value-add opportunities are sitting right now. Several developers broke ground in 2022 when debt was cheap, delivered units in 2024-2025, and are now sitting at 70%-80% occupancy because they overestimated how fast the market would absorb.
These assets are trading in the low-to-mid 6 cap range if you're buying them pre-stabilized, versus high 5s to low 6s for a stabilized comp. The math works if you're comfortable taking on 6-9 months of lease-up risk and can self-fund the carry. I'm seeing local buyers pick these up, finish the lease-up themselves, and either hold long-term or flip to an out-of-state 1031 buyer 18 months later at a stabilized valuation.
The retail component on these projects is the wildcard. If ground-floor space is pre-leased to a Starbucks, a urgent care, or a national fast-casual chain, the deal underwrites clean. If it's dark or leased to a mom-and-pop on a short-term deal, you're adding 12-18 months to your stabilization timeline and hoping the residential income carries the note in the meantime. I've seen deals where the developer gave up because they couldn't carry the debt through lease-up, those are the ones that trade at a real discount if you can close fast.
For buyers looking at pre-stabilized mixed-use in Davie, I recommend running your numbers with a 1031 exchange calculator if you're selling another property to fund the acquisition, the depreciation recapture on a value-add deal this size can be brutal if you're not deferring it. I also maintain a list of off-market pre-stabilized projects in Davie and across Broward County that aren't being publicly marketed, sign up here and I'll route you anything that fits your criteria as soon as it hits my desk.
Pine Island Road, Institutional-Quality Anchored Mixed-Use
Pine Island Road west of Flamingo Road is where the institutional-quality mixed-use sits, larger projects (40,000-80,000 SF total) with ground-floor retail anchored by a Publix or a Whole Foods, 2-3 floors of residential or office above, and structured parking. These assets rarely trade because the sponsorship is typically a South Florida REIT or a family office that's holding long-term, but when they do come to market they're priced in the low 5 cap range and attract out-of-state capital.
The buyer profile here is different, you're talking about a $20M-$50M check, and the underwriting is tighter because the asset is already stabilized and there's no value-add angle beyond minor lease renewals. I don't chase these deals aggressively because they're outside the risk profile my typical buyer is targeting, but I know who owns most of them and I can make an introduction if you're writing that size check.
If you're a local investor or family office looking to scale from smaller mixed-use into an institutional-quality asset, the path is usually: buy 2-3 pre-stabilized projects in the $3M-$8M range, stabilize them over 18-24 months, sell or refi into permanent debt, and use the equity and track record to step up into a Pine Island Road deal. I've seen that progression work multiple times in Davie and across Broward County.
Tower Shops and the SW 136th Avenue Submarket, Retail-Heavy Mixed-Use
Tower Shops and the surrounding SW 136th Avenue corridor is where you find retail-heavy mixed-use, properties where 70%-80% of the income is ground-floor retail and the upper floors are either small office suites or owner-occupied residential. These assets trade more like anchored retail centers than true mixed-use, and the cap rates reflect that (mid-6s to low 7s depending on tenant credit and lease term).
The opportunity here is buying properties where the anchor tenant is on a short-term lease or month-to-month, re-tenanting with a stronger credit tenant on a 10-year deal, and either holding for the income or flipping to a NNN investor who wants the long-term lease security. I've closed two deals in this submarket in the last 18 months where we brought in a national quick-service restaurant as the anchor and pushed the NOI up 30%-40% within 12 months.
If you're targeting retail-heavy mixed-use in Davie, the key is knowing which parcels have drive-thru capable sites and which ones are landlocked by setbacks or easements. A Starbucks or a Chick-fil-A will pay $60-$75/SF NNN for a pad site with drive-thru access, but they won't even look at a site that can't accommodate stacking. I maintain a working list of retail-heavy mixed-use properties in Davie and across Broward County where the zoning and site plan support drive-thru, reach out if that's your target and I'll send over anything that fits.
How I Source Mixed-Use Deals in Davie, Relationships Trump Listings
Most of the mixed-use deals I've closed in Davie never hit the MLS or the listing sites. They come from three sources: owner referrals (a family member reaches out because dad passed away and the estate needs to liquidate), municipal relationships (I know the planning and zoning staff and I hear about projects before they're publicly announced), and repeat buyers who call me first when they're ready to sell because I helped them acquire the property 3-5 years earlier.
The kicker in Davie specifically is that a significant percentage of the mixed-use inventory is still owned by families who bought in the 1980s and 1990s when Davie was transitioning from horse farms to suburban sprawl. They're not sophisticated commercial owners, they're sitting on a property that's appreciated 400%-600% over 30 years, they're collecting rent checks every month, and they have no idea what the asset is worth in 2026. When I approach them (usually through a referral or a door-knock), the conversation is education-first: here's what comparable properties are trading for, here's what your NOI should be if you re-tenanted, here's what a buyer would pay today.
If you're a buyer looking for off-market mixed-use in Davie, I recommend getting on my off-market list, I send out deal sheets 2-3 times per month with everything I'm working on that hasn't been publicly listed yet. Sign up here and I'll route you anything that fits your criteria. If you're a seller, reach out directly, I'll walk the property, run comps, and give you a realistic read on what it's worth before you make any decisions. No pressure, no obligation, just a conversation about where the market is and what your options look like.
Where I Think the Market Is Headed in 2026-2027
I think Davie mixed-use pricing stays flat-to-slightly-down through mid-2026, then starts climbing again in late 2026 as debt costs stabilize and buyer confidence returns. The pre-stabilized projects that are sitting at 70%-80% occupancy right now will finish leasing up by Q3 2026, and once those comps hit the market at stabilized valuations, it resets the pricing floor for everything else.
The bigger risk is overbuilding along the Davie Road corridor, if three more developers break ground in 2026-2027 without pre-leasing their retail component, we're going to see supply outpace demand and cap rates expand. I don't think we're there yet, but it's something I'm watching closely. For buyers, that means there's a 12-18 month window to pick up pre-stabilized assets at a discount before the market recalibrates.
If you're actively looking for mixed-use opportunities in Davie or across Broward County, let's talk. I maintain relationships with the family offices and local developers who own most of the off-market inventory, and I can get you access to deals that never hit the listing sites. Reach out at contact or sign up for off-market opportunities and I'll send over anything that fits your criteria as soon as it lands on my desk.
Best regards,
Anthony Conners is a Florida licensed real estate sales associate (license SL3334618) with Atlantic Commercial Advisors, affiliated with KW Commercial and based in Boca Raton. He represents buyers and sellers of multifamily, retail, industrial, hospitality and net lease property across Palm Beach, Broward and Miami-Dade counties. About Anthony · Track record
