VA Loans in Davie, FL: Entitlement, Ranch Properties and Veteran Tax Breaks

Short answer

Yes. An eligible veteran with full entitlement has no VA loan limit and may buy at Davie's $810,000 third-quarter 2026 median house price with no down payment, subject to the lender's credit and income approval. Acreage and horse barns are allowed, but VA requires the home to be your primary residence and does not lend on the farm business, livestock or equipment. Broward veterans with a service-connected disability can also cut property taxes, from a $5,000 exemption to a full exemption.

Davie prices and your VA entitlement, as of October 2026

Eligibility and the Certificate of Eligibility are covered in our Florida VA loan guide. Here is how the numbers work in the Town of Davie. MIAMI REALTORS reports for the third quarter of 2026:

• Single-family homes: median sale price $810,000, up 3.2% from a year earlier, on 158 closed sales. Median time to contract was 31 days. Broward's countywide median was $645,000.
• Townhouses and condos: median $270,000, up 3.8%, on 110 closed sales.

Full entitlement. VA sets no loan limit if you have full entitlement. The lender decides how much you can borrow from your credit, income, debts and assets, and the appraisal must support the price. VA guarantees 25% of loans above $144,000. So a Davie house at or above the $810,000 median can still be bought with no down payment, if you qualify.

Remaining entitlement. If another VA loan is still open, VA uses the county one-unit conforming limit. Broward's 2026 limit is the $832,750 baseline, so your starting figure is 25% of that, $208,187.50, minus the entitlement already charged on your COE.

• Example only: $30,000 already charged leaves $178,187.50. Lenders typically want entitlement plus down payment to cover 25% of the loan, so $178,187.50 × 4 = $712,750 is about the most you could borrow with no down payment.
• Buying the $810,000 median house in that case leaves a $97,250 gap, and a lender would typically ask for 25% of it, about $24,313 down. That is still far less than 5% down on a conventional loan at the same price, about $40,500.

Ranch, equestrian and acreage lots: what VA allows

Davie is built around horses. The town's Comprehensive Plan calls open space and equestrian facilities a principal characteristic of the town, commits to keeping its Rural Lifestyle Regulations and western theme district, and directs higher density east of Pine Island Road. Its Residential (1) land use category permits up to one home per gross acre. For a VA buyer, that means many western Davie listings come with barns, paddocks and an acre or more.

VA's farm loan fact sheet sets the rules, as of October 2026:

• No acreage limit. VA does not cap the number of acres. The appraisal is simpler when nearby comparable sales were bought mainly for residential use, which is the usual case in Davie's ranch neighborhoods.
• You must live there. There must be a residence on the land, and it must be your primary home. VA loans are for residential purposes, not to buy a business.
• Barns and stables can count. Barns, sheds, corrals, stables and pastures can be included in the appraisal at fair market value. Livestock, crops and farm equipment cannot.
• Farm income needs a track record. If you plan to use income from boarding or training horses to qualify, VA must verify your ability and experience as a farm operator.

VA's minimum property requirements also apply. Any nonresidential use must be secondary to the home and cannot exceed 25% of total floor area; the house needs a continuing supply of safe drinking water and a safe method of sewage disposal; and the roof must keep moisture out with reasonable future life. On a western Davie lot with a private well and septic tank, expect the lender to ask for a water test and possibly a septic inspection. Order them early so they do not hold up closing.

The funding fee at Davie prices

VA's funding fee for purchase loans, as of October 2026, is 2.15% with less than 5% down on first use and 3.3% after first use; 1.5% with 5% or more down; and 1.25% with 10% or more down. It is a percentage of the loan amount, not the price, and it is the only fee you can finance into a VA purchase loan.

• Example only, $810,000 Davie house, $0 down, first use: about $17,415.
• Same house, $0 down, after first use: about $26,730.
• Same house with 10% down ($81,000): the $729,000 loan carries a fee of about $9,113.

You pay no funding fee if you receive VA disability compensation, are eligible for it but get retirement or active-duty pay instead, are a surviving spouse receiving Dependency and Indemnity Compensation, have a proposed or memorandum rating before closing on a pre-discharge claim, or are an active-duty service member who shows a Purple Heart by closing. Seller concessions are capped at 4% of the home's reasonable value. See what the VA funding fee is.

The same disability rating that waives the fee usually opens the Broward property tax benefits below, so get your rating letter in hand before you shop.

Broward veteran tax exemptions on a Davie home

These are filed with the Broward County Property Appraiser, not your lender, but they lower the escrow in your payment. As of October 2026:

• Homestead exemption: the timely filing window for 2027 runs March 3, 2026 through March 1, 2027; the absolute late-filing deadline is September 20, 2027.
• $5,000 disability exemption: for an honorably discharged veteran with a service-connected disability of at least 10% before January 1. A surviving spouse who has not remarried may keep it.
• Total exemption: no ad valorem tax on the homestead for a veteran with a service-connected total and permanent disability; a similar exemption covers disabled veterans confined to a wheelchair. Broward asks for a certificate from the U.S. Government or the VA.
• Combat-disabled discount, age 65+ (Form DR-501DV): a percentage discount equal to your permanent disability percentage, if it is combat-related, applied after other exemptions. Surviving spouses may qualify since January 1, 2021.
• Deployed military exemption (Form DR-501M): filed each year by owners who served on a designated operation outside the U.S. the prior year.

Davie veterans 65 and older with low household income can also look at the Broward senior exemptions. Davie adopted the long-term residency senior exemption for owners with 25 years in the home.

What it means in dollars: Davie's 2025 proposed town rate is 5.6250 mills. Adding the 2025 proposed county, school, Children's Services Council, water management and FIND operating rates plus the hospital district gives roughly 19.6 mills in the North Broward Hospital District part of town and 18.4 mills in the South Broward part, before voted debt and drainage district levies. Example only: the $5,000 exemption saves about $98 a year at 19.6 mills. A total exemption on a homestead with $700,000 of taxable value removes roughly $13,700 a year, which can lower your monthly escrow by more than $1,100 once it is on the tax roll.

Flood zones, HOAs and condos in Davie

Davie is low and full of canals, so check the flood zone before you make an offer. FEMA says flood insurance is mandatory for federally backed mortgages, VA included, in A and V zones. Davie is a Class 7 community in FEMA's Community Rating System, which gives a 15% discount on NFIP premiums inside the Special Flood Hazard Area and 5% outside it, as of October 2026. The town's engineering division handles flood zone determinations at 954-797-1041, and the building department has elevation certificates at 954-797-1111.

In central Davie's HOA subdivisions, the dues are part of the monthly cost your lender counts when it reviews your budget. Get the HOA's dues amount, any pending special assessment and the estoppel certificate figure early.

For townhouses and condos (median $270,000), the project must be on VA's approved list. If it is not, the lender submits the association's documents to VA for review, which takes time. Condo complexes near the university campuses in east Davie can have high rental ratios or open assessments, so ask the association for its budget and its latest milestone inspection if the building is three stories or taller.

How QMS Lending helps Davie veterans

QMS Lending is an independent mortgage broker in Miami, FL, with 100+ lenders, so we can place a Davie VA file with a lender that is comfortable with acreage, wells and septic, or a condo that still needs VA review. We order the water test early, check comparable ranch sales with the appraiser's needs in mind, and show the lender your lower escrow once a veteran exemption is documented.

If you already own with a VA loan, the VA IRRRL can refinance it into a new VA loan. If the house is above what you want to borrow with VA, compare a jumbo loan or a conventional loan; our Davie mortgage broker page covers local limits and taxes.

Call 305-425-1990, in English or Spanish. Rates vary daily; call for today's pricing. Subject to credit approval. NMLS #1781090. Equal Housing Opportunity. QMS Lending is not affiliated with the Department of Veterans Affairs.