Bella Grand isn't flashy but it's functional, affordable, and surprisingly well located.

If you're trying to find a move in ready condo under $300K in Pembroke Pines, your shortlist probably includes Bella Grand. Built in the late '80s and early '90s (with some sources noting additional construction around 2006), this community offers a solid mix of long term owners, first time buyers, and investors. You have easy access to I-75, CB Smith Park, and everything along Pines Blvd.

With roughly 208 units spread across multiple low rise buildings on NW 8th Street and surrounding streets like NW 103rd Terrace, Bella Grand has become one of the go to options for buyers who want affordability without giving up convenience.

Bella Grand feels like classic west Pines with low-rise buildings (2–3 stories), mature trees, and a layout that's more residential than resort style. It's not gated, but the neighborhood has a quiet, tucked-away feel. Most units are 1–2 bedrooms and range from 700–1,100 sq ft. Some have been fully renovated with granite counters, stainless appliances, and updated flooring; others are still rocking the original tile and laminate.

It's a mixed bag but that's what keeps prices low and opportunity high.

The community sits in the Pembroke Lakes area, which means you're close to shopping, parks, schools, and medical facilities without dealing with the premium price tags of newer developments.

HOA dues typically fall between $350–$450/month, and the association includes common area maintenance, grounds maintenance, building maintenance, roof repair and replacement, the community pool, security, property insurance, water, trash removal, sewer, pest control, internet, parking, and recreation facilities in that fee.

The HOA has a buyer approval process so allow extra time if you're under contract. Some buildings have faster approval than others, so ask your agent about timelines upfront.

The Good:

The Tradeoffs:

The Numbers

Current pricing as of late 2024 shows:

Sales have been relatively slow compared to peak years, just one condo changed hands during a recent 12 month period, which suggests this is a stable, slower moving market rather than a hot commodity. That can work in your favor if you're a patient buyer willing to negotiate.

If You're Buying:

Aim for second floor corner units—they tend to have better natural light, cross ventilation, and fewer neighbor related noise issues. Ground floor units are easier for move ins and accessibility, but second floor units often feel more private.

Check financing eligibility upfront. Not all units within Bella Grand are approved for FHA or VA loans. If you're using conventional financing, you should be fine, but if you need FHA/VA, confirm the it is approved before writing an offer. Some listings explicitly note "cash or conventional only."

Ask about reserves and assessments. One recent listing mentioned "no assessments and plenty of reserves to support financing," which is a good sign but not all units are equal. Request the condo docs early and have your lender review them.

Factor in closing timelines. Condo purchases typically take longer than single family homes due to association approvals, document review, and lender requirements. Budget 45–60 days for closing, not the usual 30.

Rental restrictions are real. The HOA does have caps and approval rules on rentals, so short term plays (Airbnb, corporate housing) are not an option. Long term rentals are allowed, but you'll need to get HOA approval for tenants in most cases.

Rental income potential: Units in good condition are renting for $1,800–$2,200/month depending on upgrades and location within the community. Run your numbers carefully, between mortgage, HOA, insurance (which can be pricey in Florida), property tax, and maintenance, your cash flow may be thin unless you buy below market or have a significant down payment.

Competition from renovated units: If you're planning to rent out an unrenovated unit, know that tenants will compare it to the updated units down the block. Budget for at least cosmetic updates (paint, flooring, appliances) to stay competitive.

Wondering how Bella Grand stacks up? Here are similar west Pines options:

If you're deciding between Bella Grand and one of these, the key factors are usually financing options, HOA fees, and how much renovation the unit needs.

Bella Grand is a solid option if you're looking for affordability, convenience, and don't mind older construction. It's not going to wow you with luxury amenities or brand new finishes, but it gets the job done and at a price point that's increasingly hard to find in Pembroke Pines.

If you're a first time buyer with a limited budget, or an investor looking for a stable rental property, this community deserves a closer look. Just make sure you do your homework on the specific unit, review the condo docs, and confirm financing eligibility before you fall in love with a unit.

Want help comparing Bella Grand to similar communities like Devonaire or Country Lake Estates? Or want to see which units have already been updated so you don't waste time on fixer-uppers? I've got the real list.

Just ask.