Weston, Southwest Ranches, Pembroke Pines and Davie side by side: 2025 tax rates, high school zones and grades, Zillow values, Census income, commutes.
Last checked Oct. 10, 2026. Sources: the Broward County Property Appraiser, Broward County’s address points and 2025-26 school boundaries, the Florida Department of Education’s 2026 school grades, the Zillow Home Value Index, the U.S. Census Bureau’s 2020-2024 American Community Survey (QuickFacts) and each city’s own pages, linked below. Part of our Weston neighborhoods guide.
Weston’s three nearest incorporated neighbors are the Town of Southwest Ranches (about 4 miles from Weston’s center), Pembroke Pines (about 7 miles) and the Town of Davie (about 8 miles). All four are in Broward County and share the county government, the school district and most special districts, so the differences come down to each city’s own tax rate, services and housing. This page sets out the official figures side by side, one table per topic. It does not rank the cities.
Property tax rates
Each city sets its own operating rate. The Broward County Property Appraiser’s 2026 proposed vs 2025 final operating millages report (PDF) lists them for every taxing body. One mill is $1 of tax per $1,000 of taxable value.
| City | 2025 final operating rate | 2026 proposed rate |
|---|---|---|
| Weston | 3.3464 | 3.6260 |
| Southwest Ranches | 3.9000 | 3.9000 |
| Pembroke Pines | 5.6690 | 5.6690 |
| Davie | 5.6250 | 5.3392 |
Weston’s proposed 2026 rate is 8.4% above its 2025 rate, the report shows; Davie’s is 5.1% lower. Rates for the 2026 bills, which go out Nov. 1, are final only after each city’s September budget hearings, and the TRIM notice mailed to each owner lists them.
Tax rates in a chart
Shared rates. All four pay the same 2025 rates to the County Commission (5.6658 mills), the School Board (6.3200 mills: 3.0720 for the required local effort and 3.2480 for discretionary and capital) and the Children’s Services Council (0.4500), from the same report.
The whole bill. The appraiser’s millage table gives the combined 2025 rate of every taxing body for each millage code. Weston and Davie each have two codes; your bill shows which applies.
| City (millage code) | Combined 2025 rate |
|---|---|
| Weston (3312) | 17.4429 |
| Weston (3313) | 16.2843 |
| Southwest Ranches (3413) | 16.8379 |
| Pembroke Pines (2613) | 18.8931 |
| Davie (2412) | 19.8940 |
| Davie (2413) | 18.7354 |
Florida’s homestead exemption is a state exemption and works the same way in all four; the Property Appraiser handles applications. See our property tax guide for the deadlines.
High schools and their state grades
All four are served by Broward County Public Schools, and attendance zones cross city lines. This table shows how each city’s street addresses, in Broward County’s address data, fall in the district’s 2025-26 high school boundaries, with each school’s 2026 grade. Shares under 1% are left out.
| City | Zoned high school | Share of city addresses | 2026 grade |
|---|---|---|---|
| Weston | Cypress Bay High, Weston | 88% | A |
| Weston | Western High, Davie | 12% | A |
| Southwest Ranches | West Broward High, Pembroke Pines | 100% | A |
| Pembroke Pines | Charles W. Flanagan High, Pembroke Pines | 50% | A |
| Pembroke Pines | West Broward High, Pembroke Pines | 26% | A |
| Pembroke Pines | McArthur High, Hollywood | 18% | C |
| Pembroke Pines | Everglades High, Miramar | 6% | A |
| Davie | Western High, Davie | 47% | A |
| Davie | Hollywood Hills High, Hollywood | 26% | C |
| Davie | South Plantation High, Plantation | 12% | A |
| Davie | Stranahan High, Fort Lauderdale | 7% | A |
| Davie | West Broward High, Pembroke Pines | 5% | A |
| Davie | Cooper City High, Cooper City | 3% | A |
Addresses are matched by the city name in the county’s address file, which follows mailing addresses closely but not exactly. Full report cards are on the state’s EDStats site. For Weston’s own schools, see our schools guide.
Home values
From the Zillow Home Value Index by city, August 2026. The index is a modeled typical value for the middle third of homes, not a sale price.
| City | Typical value, August 2026 | Change from August 2025 |
|---|---|---|
| Southwest Ranches | $1,475,160 | Up 4.3% |
| Weston | $719,191 | Down 1.7% |
| Davie | $516,933 | Down 2.1% |
| Pembroke Pines | $488,121 | Down 1.9% |
Home values in a chart
Southwest Ranches is mostly large ranch lots, which is why its figure stands apart. Values inside Weston vary by ZIP code; see our neighborhoods guide and Weston home prices.
Population, income and commute
From the Census Bureau’s 2020-2024 American Community Survey 5-year estimates, the same release for all four (QuickFacts: Weston, Southwest Ranches, Pembroke Pines, Davie):
| City | Population | Median household income | Median value, owner-occupied homes | Mean travel time to work |
|---|---|---|---|---|
| Weston | 68,837 | $139,825 | $695,600 | 29.6 minutes |
| Southwest Ranches | 7,656 | $161,051 | $906,500 | 27.8 minutes |
| Pembroke Pines | 173,194 | $85,104 | $439,500 | 30.4 minutes |
| Davie | 108,346 | $87,250 | $462,900 | 28.8 minutes |
The Census median home value is what owners estimate their homes are worth, averaged over five years, so it runs below Zillow’s current index.
City services that differ
| City | Police | Fire rescue |
|---|---|---|
| Weston | Broward Sheriff’s Office, under contract since 1997 (city history) | Broward Sheriff’s Office Fire Rescue, under contract (city history) |
| Southwest Ranches | Davie Police Department, under contract (town page) | Davie Fire Rescue and the Southwest Ranches Volunteer Fire Department, under contract (town page) |
| Pembroke Pines | Pembroke Pines Police Department | Pembroke Pines Fire Department |
| Davie | Town of Davie Police Department | Davie Fire Rescue, run by the town (town announcement) |
Weston also contracts out planning, zoning and engineering, and most of its homes are in private communities whose associations maintain their own streets, the city says. For Weston’s trash service, see trash and recycling.
How to check an address
City lines, ZIP codes and school zones do not match in this part of Broward, so check the address itself before you rely on any figure here:
- Which city is it in? Search the address on the Broward County Property Appraiser’s site. The record shows the municipality and the millage code that sets the tax rate. ZIP codes 33331 and 33332 are shared by Weston and Southwest Ranches, and 33331 also reaches into Davie.
- Which schools? Enter the address in the district’s Find My School tool.
- What would the taxes be? The Property Appraiser’s tax estimator estimates a bill after a purchase, because a sale resets the assessed value.
Related: Weston neighborhoods, property taxes and your town, county and neighbors.
Frequently asked questions
Which has lower property taxes, Weston or Pembroke Pines?
For the 2025 tax year, Weston’s city operating rate was 3.3464 mills and Pembroke Pines’ 5.6690, according to the Broward County Property Appraiser. The combined rate of all taxing bodies was 17.4429 or 16.2843 mills in Weston, depending on the millage code, and 18.8931 in Pembroke Pines.
Who provides police in Weston?
The Broward Sheriff’s Office, under contract with the city since 1997, according to the city’s history; BSO also provides its fire rescue. Southwest Ranches contracts with the Davie Police Department; Pembroke Pines and Davie run their own police departments.
What high school serves Southwest Ranches?
West Broward High in Pembroke Pines, for every address in the town on Broward County’s 2025-26 boundary map. It earned an A in the state’s 2026 grades.
How do home values in Weston compare with Davie and Pembroke Pines?
Zillow’s typical value in August 2026 was $719,191 in Weston, $516,933 in Davie and $488,121 in Pembroke Pines. Southwest Ranches, mostly large ranch lots, was $1,475,160.
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