Community · Davie, FL
Pending Homes in Long Lake Ranches
Homes in Long Lake Ranches that are under contract or pending sale.
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Currently Pending
No homes in Long Lake Ranches are under contract right now. Ask us to be notified the moment one goes pending.
About Long Lake Ranches
Long Lake Ranches, Davie, FL, is a community in Broward County with 3 homes for sale right now. Construction dates to 2004 through 2006. Listings update from the MLS nightly.
Currently Pending in Long Lake Ranches
Pending sales in Long Lake Ranches
A home in Long Lake Ranches goes pending once a buyer and seller agree to terms and the sale moves toward closing. Pending homes are not final, and a deal can still change during inspections, financing, or the appraisal, but pending activity is a useful read on demand because it shows what buyers are committing to now rather than what sellers are asking. When homes in Long Lake Ranches go under contract quickly, competition is strong and buyers should be ready to move. When they sit before going pending, there is usually more room to negotiate. Because pending status turns over as deals close or fall through, the best read on Long Lake Ranches is a live one. Pure Equity can tell you what is currently under contract, what recently closed, and what is still available to buy before it goes pending.
Homes & Architecture
Pending homes in Long Lake Ranches
Current prices run from $1,850,000 to $3,300,000.
Market & Value
Long Lake Ranches market and home values
Recent activity is the clearest guide to value in Long Lake Ranches. The median list price in Long Lake Ranches is around $2,995,000, or roughly $637 per square foot. That sits about 668% above the Broward County median, which shows where Long Lake Ranches lands in the local market. Recent asking prices have run from $1,850,000 to $3,300,000, so the home you choose within Long Lake Ranches matters as much as the community average. Homes here have recently taken about 63 days to go under contract, a useful gauge of how quickly the Long Lake Ranches market is moving. For pricing an offer or a listing, comparable sales within Long Lake Ranches carry more weight than any headline number, since homes of the same type and size set the real range. Pure Equity can pull the active and recently sold homes in Long Lake Ranches so you work from real numbers, not an estimate.
Who It Suits
Is Long Lake Ranches right for you?
Whether Long Lake Ranches fits you comes down to how you plan to live here. Long Lake Ranches suits a range of buyers, from first-time owners to move-up families, who want a home in Davie with the everyday conveniences of the area close by. On price, Long Lake Ranches sits at the luxury end of the market, where buyers weigh the specific home, its finishes, and its setting closely. Whether Long Lake Ranches is right for you depends on how you plan to use the home, full time or seasonally, and Pure Equity can walk you through the tradeoffs before you commit.
Amenities & Lifestyle
Living in Long Lake Ranches
Long Lake Ranches is a residential neighborhood, and its homeowners association maintains the shared areas and community standards.
Location
Long Lake Ranches location
Long Lake Ranches sits in Davie, part of Broward County, Florida. The Davie area's shopping, dining, schools, and parks are all nearby, and the region's job centers, beaches, and airports are within driving distance.
Buying in Long Lake Ranches
Buying a home in Long Lake Ranches
If a home in Long Lake Ranches catches your eye here, the buying process follows the same path as the rest of Broward County. Getting a mortgage pre-approval first tells you your real budget and lets you move quickly when the right home comes up. Property taxes factor into the monthly payment: the median annual property tax in Broward County is about $3,610. Florida's homestead exemption lowers the taxable value of a primary residence, and the Save Our Homes cap limits how fast that assessed value can rise from year to year. Budget for homeowners insurance as well. Rates in Florida reflect wind and flood exposure, so gather quotes early and check whether a specific address sits in a FEMA flood zone. Once you are under contract, plan for a home inspection and, if you are financing, a lender appraisal, both of which fall inside the inspection period. Working with an agent who knows Davie means you see new listings in Long Lake Ranches the day they reach the market.
Selling in Long Lake Ranches
Selling a home in Long Lake Ranches
Thinking of selling in Long Lake Ranches? A successful sale here comes down to pricing, presentation, and marketing. List prices in Long Lake Ranches currently center around $2,995,000, which is a starting reference for where a comparable home might be positioned. Homes that are decluttered, professionally photographed, and priced to recent comparable sales tend to draw the most interest in the first two weeks, when a listing is newest and gets the most views. Florida sellers usually pay the documentary stamp tax on the deed, currently $0.70 per $100 of the sale price in most counties, along with prorated property taxes and, by local custom in many areas, the owner's title insurance policy. We provide a no-obligation home valuation for Long Lake Ranches owners in Davie, so you can see what your property could sell for before you commit to listing.
Frequently Asked Questions
- How many homes are for sale in Long Lake Ranches?
- There are 3 active listings for sale in Long Lake Ranches right now, and these counts update from the MLS as homes come on the market and go under contract. Prices cluster fairly closely, with the top of the market about 1.8 times the entry level. Ask us to set up a search alert and you will see new Long Lake Ranches listings the day they reach the market.
- What is the median home price in Long Lake Ranches?
- The median list price in Long Lake Ranches is $2,995,000, or roughly $637 per square foot. The median is the midpoint of what is currently listed, so about half of Long Lake Ranches homes ask more and half ask less, within a broader range of $1,850,000 to $3,300,000. The median sits high in that range, so most Long Lake Ranches homes are nearer the top and the cheapest listings are the exception. We can pull recent comparable sales to price a specific home more precisely.
- What price range do homes in Long Lake Ranches cover?
- Homes for sale in Long Lake Ranches currently range from about $1,850,000 at the entry level to $3,300,000 at the top of the market. That spread reflects the local mix, from smaller condos and townhomes up to larger single-family and luxury homes, with the median list price around $2,995,000. The spread is tight, which usually points to a consistent housing stock rather than a mix of sizes and eras. Tell us your budget and must-haves and we will send the Long Lake Ranches listings that actually fit.
- How long do homes take to sell in Long Lake Ranches?
- Homes in Long Lake Ranches are averaging 63 days on market, measured from the day a listing goes live to the day it goes under contract. That is a measured pace, which usually leaves buyers room to negotiate and makes pricing at the outset matter more for sellers. Days on market in Long Lake Ranches also shift with the season and with how a home is priced, so a sharply priced listing can still sell well ahead of the average.
Thinking of Selling?
What is your Long Lake Ranches home worth?
Online estimates miss what makes a home different. Tell us about yours and a licensed listing agent will send you a pricing opinion based on what has actually closed near you in Long Lake Ranches.
Listing agents and seller representation in Long Lake Ranches
Thinking about selling in Long Lake Ranches? The agent you pick shapes two numbers: what your home closes for, and how long it takes. A listing agent, also called a seller's agent, prices the property against what has actually closed nearby. They also prepare and market it, screen the offers that arrive, and negotiate the terms rather than just the price.
Conditions in Long Lake Ranches sit close to balanced, which rewards sellers who price against real closed sales instead of neighboring asking prices. Homes here are averaging about 63 days from listing to accepted offer, so build that into your moving timeline.
Community-level detail matters most here. Association rules, what the fees cover, and which buildings sell fastest all affect your outcome. So does whether a buyer needs board approval before closing. None of it appears in a listing description. All of it decides whether a sale closes on time.
Pure Equity is a licensed Florida brokerage serving Long Lake Ranches. Onias Derilus is the broker of record, Florida Real Estate Broker license BK3276618. A broker holds a higher license than an agent working under one. In practice that means the person advising you on price is also the one legally responsible for the file. That matters most when a deal gets complicated.
More on this: listing agents in Davie · what does a listing agent actually do? · selling a house with a reverse mortgage
Realtors and real estate agents serving Long Lake Ranches
People search for realtors, real estate agents, and real estate brokers more or less interchangeably. For most purposes the job title matters less than licensing and representation. Every licensed agent in Florida works under a broker. That broker carries final responsibility for the transaction.
What separates real estate professionals in Long Lake Ranches is specificity. Can they answer questions about your street, not just your city? Ask what they have closed nearby and how they arrived at a price. A grounded answer cites particular recent sales. It also explains why those homes compare to yours. Vague reassurance is the warning sign.
More on this: how much is my house worth in South Florida? · what is a comparative market analysis? · taxes and money when you sell
Buyer's agents in Long Lake Ranches
A buyer's agent represents the purchaser rather than the owner. They identify properties that actually fit and research what comparable homes sold for, not what they asked. They also advise on offer strategy. Finally, they manage inspection and financing deadlines through to closing.
Where buyers have room to negotiate, as they do in Long Lake Ranches, the leverage is only worth something if you know where it exists and what to ask for. If you are buying and selling at the same time, which is common for people moving within Broward County, sequencing the two is its own skill: contingencies, timing, and what happens if one closing slips all need planning before either home goes on the market.
What representation costs
Real estate commissions are negotiable. No law, multiple listing service, or association sets them. If an agent tells you there is a standard rate, they are misinforming you. What you pay is agreed between you and the brokerage you hire. Get it in writing before the work begins.
Industry rules changed in 2024. Now a buyer and their agent must put compensation in a written buyer agreement before touring homes together. Sellers may still offer to contribute toward the buyer's side. However, that is negotiated rather than assumed. It is worth thinking through with your listing agent before you go live.
More on this: how commission is actually structured · the inspection response, and how to handle it · tax on the sale, and who actually answers it
Buying Instead?
Search Long Lake Ranches with someone local
We will tell you which listings are worth your time, what comparable homes actually closed for, and how to structure an offer that holds up through inspection and financing.
Frequently asked questions
How do I find a listing agent in Long Lake Ranches?
Ask any listing agent you interview two questions. Which homes have they closed near Long Lake Ranches, and how did they arrive at their suggested price? A grounded answer names recent closed sales. It also explains why those homes compare to yours. With a median around $2,995,000 here, the gap between realistic pricing guidance and optimistic guidance is real money. Verify the license too. Florida licenses are public and searchable through the state's DBPR portal. Pure Equity is a licensed brokerage serving Broward County. You can reach the broker directly at (561) 835-5400.
What does a seller's agent actually do?
A seller's agent prices the home against comparable closed sales. Before it goes live, they advise on repairs and presentation. Then they handle photography and marketing, and put the home in front of buyers and other agents. When offers arrive, they screen them and negotiate both price and terms. Terms matter as much as the number, because inspection windows, financing contingencies, and closing dates all affect whether an offer reaches the closing table.
How much does a real estate agent cost in Long Lake Ranches?
Commissions are fully negotiable. No law or real estate board sets them. What you pay is whatever you and your brokerage agree to in writing before work begins. Since the 2024 rule changes, buyers and their agents must agree compensation in a written buyer agreement before touring homes. Any seller contribution toward the buyer's side is negotiated rather than automatic. Ask any agent you interview to put their fee in writing.
What is the difference between a realtor, a real estate agent, and a broker?
A real estate agent holds a state license to represent buyers and sellers. A broker holds a higher-level license and can operate a brokerage. That broker also carries final legal responsibility for the office's transactions. Realtor is a membership term for agents belonging to the National Association of Realtors. For someone buying or selling in Long Lake Ranches, three practical questions matter. Is the person licensed, who do they represent in your transaction, and what can they actually tell you about your local market?
Do I need an agent to buy a home in Long Lake Ranches?
You are not legally required to use one, but most buyers in Long Lake Ranches do. A buyer's agent handles the parts that are easy to get wrong. That means identifying what comparable homes actually closed for, spotting condition or association issues early, and managing inspection and financing deadlines. Even in a slower market, negotiating room is only useful if you know where it exists.
Can one agent help me sell my current home and buy the next one?
Yes. For people moving within Broward County it is often the more practical route, because one person coordinates both timelines. Sequencing is the hard part. Should your purchase be contingent on your sale? How would you cover a gap if the closings do not line up? What happens if one side is delayed? Plan all of that before either home is listed, rather than after an offer arrives.
Public Records
Look up Long Lake Ranches property records
Anything on this page that affects what a home costs to own, assessed value, exemptions, flood zone, is published by a public agency. These are the official sources, not our summaries of them.
Broward County Property Appraiser
Assessed value, homestead exemption status, and recorded sales history for any parcel.
FEMA Flood Map Service Center
Look up the official flood zone for an address before you budget for insurance.
Florida Department of Revenue, property taxes
How Florida assesses property, and which exemptions you can claim.
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