Plantation, FL: A Local Guide to Neighborhoods, Midtown and Flood Zones

By Scott Lehr, PA, Florida-licensed Realtor · The Home Owners Listing Team · Brokered by Real Estate Sales Force Inc · Updated October 2026

General information only. Area names below come from City of Plantation documents and the special districts that serve the city. Confirm details for any specific property.

Plantation at a glance

• Size and population: 21.75 square miles of land (2020), 91,750 residents in the 2020 Census and an estimated 99,183 residents as of July 1, 2025. (U.S. Census Bureau QuickFacts)
• Borders: the City describes itself as bordered by State Road 7, Sunrise Boulevard, Flamingo Road and I-595. (City of Plantation)
• Housing: about 40,000 housing units. About 45% are single-family detached homes, about 10% are attached homes such as townhomes, and about 44% are in buildings with two or more units. About 64% of occupied homes are owner-occupied, the median home was built in 1984, and the median value of owner-occupied homes is $483,500. (Census ACS 2020-2024; QuickFacts)
• Prices: Redfin reports a median sale price of about $480,000 for all Plantation home types over the three months ending August 2026, down 11.1% from a year earlier, with homes selling in about 65 days on average. (Redfin) Across Broward County in August 2026, the median single-family price was $650,000 and the median condo price was $257,500. (MIAMI REALTORS®) These are estimates; prices change monthly and vary a lot by street.
• Property taxes: for the 2025 tax year, the combined millage rate for Plantation (code 2212) was 20.0675, compared with 18.5714 for Fort Lauderdale code 0311. (Broward County Property Appraiser)

A short history

The City's history page says Frederick Peters purchased 10,000 acres along State Road 7/441 and hired architect Russell Pancoast to draw up a master plan. Early homesites were one-acre "long acres," with two-thirds of each lot set aside for gardens and fruit trees, and the first construction took place on East Acre Drive. Plantation was incorporated on April 30, 1953, with fewer than 500 residents, and its first council meeting was held in an old feed warehouse. Over time the city grew west to Flamingo Road. The city seal's motto, E Vasitate, Haec Urbs, translates to "Out of the Wilderness, This City." (City of Plantation)

Peters also donated land for the first Plantation Golf Club, built in 1950. The club closed in 1998, and the City bought the course in 2001. Today it is Plantation Preserve, a 300-acre City golf course at 7050 West Broward Boulevard. (City of Plantation)

Neighborhoods by area

Main roads named in City documents include State Road 7/441, Broward Boulevard, Sunrise Boulevard, Peters Road, Cleary Boulevard, University Drive, Pine Island Road, Hiatus Road and Flamingo Road. Florida's Turnpike, State Road 84 and I-595 also cross or border the city. The City's comprehensive plan names several of its planning areas. (City of Plantation comprehensive plan)

East: State Road 7 and the Gateway

• Plantation Gateway is a special taxing district along the State Road 7 corridor in eastern Plantation, created in 1988. (City of Plantation)
• The comprehensive plan calls the residential area here the Neighborhood East of Turnpike and encourages mixed-use, multi-story development in the Gateway district.

Central Plantation

• The Plantation Drive and Northwest 70th Avenue area includes the City Hall office area along Northwest 4th and 5th Streets, condominiums, shopping centers and residential streets along Plantation Drive.
• Jacaranda is named in the comprehensive plan as a set of neighborhoods in the same planning zone.
• The Peters Road Neighborhood is its own planning zone, and the plan calls for a linear park along the North New River Canal.
• Much of this part of the city is in the Old Plantation Water Control District, which manages drainage on about 10,000 acres between Florida's Turnpike on the east and Old Hiatus Road on the west, and from the City of Sunrise on the north to State Road 84 on the south. (OPWCD)

Plantation Midtown

• Plantation Midtown is the City's central business district, bordered by Cleary Boulevard on the north, I-595 on the south, and Pine Island Road and University Drive on the east and west. The City describes it as a mix of office, residential, restaurant and retail uses, and it is also a special taxing district created in 1988. (City of Plantation, Midtown Monitor)

West: Plantation Acres

• Plantation Acres covers about 2,048 acres between Hiatus Road and Flamingo Road, and between the North New River Canal and NW 28th Court. Most lots are one acre or larger, with some smaller lots at the far north and south ends. The area has horse farms, a regional saddle club and pastures. (Plantation Acres Improvement District)
• The comprehensive plan calls for keeping the horse trail and berm that run along Flamingo Road.

Midtown and the Gateway: what is changing

• Plantation Midtown Square: the former American Express property at Cleary Boulevard and Pine Island Road is complete, with 480 apartments and 86 townhomes. (City of Plantation)
• Midtown Bridge: the City plans a bridge over the North New River Canal from westbound State Road 84 into Midtown, between SW 78th and SW 80th Avenues. (Midtown Monitor, June 2024) In July 2026, the Mayor reported a $7.5 million grant toward the roughly $10.5 million cost. The design is complete, Florida Department of Transportation permits are being finalized, and no start date is set. (City of Plantation, July 29, 2026)
• Plantation Crossroads: a 15,000-square-foot University of Miami Sylvester Cancer Center building in the Plantation Crossroads office park was completed in spring 2025.
• State Road 7 corridor: the redeveloped Publix at the West Broward Shopping Center, at the northeast corner of Broward Boulevard and State Road 7, is open, with a ribbon cutting on June 4, 2026, and HCA Florida Plantation Emergency on State Road 7 at Hospital Drive/NW 4th Street was completed in April 2026. Arkham Apartments, eight one-bedroom units on Peters Road, are under construction. The City is also working on a 14-unit fee-simple workforce townhome project nearby. (City of Plantation)

Flood zones and insurance

• The City's flood protection page says about 10% of Plantation's land area is in a flood zone. It also says property owners currently receive a 15% discount on flood insurance premiums through FEMA's Community Rating System, so check that your quote includes it. (City of Plantation)
• That page still cites FEMA maps from 2014. FEMA's newer flood maps for Plantation and the rest of Broward County took effect on July 31, 2024. (Federal Register) Look up the exact address on FEMA's map center. The City's Engineering Department (954-797-2282) can provide a map determination letter and copies of elevation certificates.
• Drainage relies on the South Florida Water Management District's North New River, C-12 and C-42 canals and the Old Plantation Water Control District canal system. The OPWCD manages about 36 miles of waterways and four major pumping stations. (OPWCD) See our flood zone and insurance guide.

What buyers and investors should check

1. Confirm the city. A listing's mailing city may not match the municipality. Check the Broward County Property Appraiser record, because taxes, permits and rules follow the city.
2. Read the whole tax bill, not just the millage. The OPWCD assessment appears as a non-ad valorem charge on the Broward County tax bill (about $317.20 per acre for 2027, per the district). Plantation Midtown is a special taxing district that can levy up to two mills on property inside it. (Midtown Monitor)
3. Check the flood zone and get insurance quotes before you make an offer.
4. For condos and HOA homes, read the association documents, budget, reserves and inspection reports. The City says buildings 25 years old or older fall under Broward County's Building Safety Inspection Program, with inspections every ten years after that. (City of Plantation) See our condo and HOA buyer's guide.
5. Look up permit history for roof, window and addition work through the City's Department of Building Safety, which offers online permit and inspection tracking.

Search homes in Plantation

See current listings, updated daily from the MLS: search Plantation homes for sale. Comparing nearby areas? Read our guides to Sunrise, Weston, Pembroke Pines, Oakland Park and Fort Lauderdale neighborhoods.

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Talk to a local agent about Plantation

The Home Owners Listing Team · Brokered by Real Estate Sales Force Inc · (954) 342-6180

Sources were checked October 9, 2026. Market figures are estimates from the named sources and change monthly. This page does not describe residents or schools; we encourage you to research the factors that matter to you.