Community · Davie, FL
Pending Homes in Tract M
Homes in Tract M that are under contract or pending sale.
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Currently Pending
No homes in Tract M are under contract right now. Ask us to be notified the moment one goes pending.
About Tract M
Tract M-2 Plat is a community in Davie, Broward County, Florida. Active listings are priced from $329,900 to $369,900. Homes were built starting 1980. Pure Equity lists homes in Tract M and represents buyers. Commission is negotiable, and what we are paid is agreed with you in writing before you commit to anything.
Currently Pending in Tract M
Pending sales in Tract M
A home in Tract M 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 Tract M 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 Tract M 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 Tract M
Current prices run from $369,900 to $370,000.
Market & Value
Tract M market and home values
Recent activity is the clearest guide to value in Tract M. The median list price in Tract M is around $369,950, or roughly $247 per square foot. That is close to the Broward County median, so Tract M tracks the broader local market rather than sitting at an extreme. Recent asking prices have run from $369,900 to $370,000, so the home you choose within Tract M matters as much as the community average. Homes here have recently taken about 53 days to go under contract, a useful gauge of how quickly the Tract M market is moving. For pricing an offer or a listing, comparable sales within Tract M 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 Tract M so you work from real numbers, not an estimate.
Who It Suits
Is Tract M right for you?
Whether Tract M fits you comes down to how you plan to live here. Tract M 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, Tract M lands in the middle of the market, a common fit for move-up buyers and full-time residents. Whether Tract M 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 Tract M
Tract M is a residential neighborhood, and its homeowners association maintains the shared areas and community standards.
Location
Tract M location
Tract M 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 Tract M
Buying a home in Tract M
Watching Tract M for your next home? The buying process here is the one used across 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 Tract M the day they reach the market.
Selling in Tract M
Selling a home in Tract M
If recent activity in Tract M has you thinking about selling, it starts with pricing the home correctly for current conditions. List prices in Tract M currently center around $369,950, 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 Tract M 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 Tract M?
- There are 2 active listings for sale in Tract M right now, and these counts update from the MLS as homes come on the market and go under contract. Prices sit in a narrow band here, so homes in Tract M tend to compete directly with each other. Ask us to set up a search alert and you will see new Tract M listings the day they reach the market.
- What is the median home price in Tract M?
- The median list price in Tract M is $369,950, or roughly $247 per square foot. The median is the midpoint of what is currently listed, so about half of Tract M homes ask more and half ask less, within a broader range of $369,900 to $370,000. The median sits near the middle of that range, so Tract M inventory is spread fairly evenly rather than bunched at one end. We can pull recent comparable sales to price a specific home more precisely.
- What price range do homes in Tract M cover?
- Homes for sale in Tract M currently range from about $369,900 at the entry level to $370,000 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 $369,950. 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 Tract M listings that actually fit.
- How long do homes take to sell in Tract M?
- Homes in Tract M are averaging 53 days on market, measured from the day a listing goes live to the day it goes under contract. That is a brisk pace, close to what a balanced South Florida market looks like, so a sharply priced home rarely lingers. Days on market in Tract M 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 Tract M 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 Tract M.
Listing agents and seller representation in Tract M
Thinking about selling in Tract M? 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 Tract M sit close to balanced, which rewards sellers who price against real closed sales instead of neighboring asking prices. Homes here are averaging about 53 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 Tract M. 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 · how to cancel a listing agreement · short sales in Florida, and when they make sense
Realtors and real estate agents serving Tract M
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 Tract M 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: zestimate vs CMA: how accurate are online estimates? · what affects home value in South Florida? · selling in a difficult situation
Buyer's agents in Tract M
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 Tract M, 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 · how long it takes to sell a house · what you actually walk away with
Buying Instead?
Search Tract M 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 Tract M?
Ask any listing agent you interview two questions. Which homes have they closed near Tract M, 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 $369,950 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 Tract M?
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 Tract M, 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 Tract M?
You are not legally required to use one, but most buyers in Tract M 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 Tract M 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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Tract M Reading
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