If you glanced at this week’s housing numbers, you’d think Pembroke Pines prices just fell off a cliff. Median sales price: $285K, down from $425K last week. But don’t panic the reality is more nuanced.

What we’re seeing is a slowdown in higher end sales and a wave of closings in 55+ communities and condos, which is totally normal this time of year. The luxury market tends to tap the brakes heading into the holidays, while retirees and snowbirds are still making moves before the New Year.

Here’s the real story behind the numbers.

Yes, that’s a huge drop but 18 of this week’s 33 sales were in 55+ condo communities, many under $200K. Don’t confuse a shift in inventory mix with a true drop in home values.

If you're a buyer, this is your chance to get in while rates tick down and competition softens. But don’t be fooled by the $285K headline, detached homes are still commanding $500K+ in most neighborhoods.

For sellers, timing is everything. The fact that days on market dropped shows that well priced listings are still moving even in December.

And for investors, this week's action in the 55+ and condo space is a reminder that there’s opportunity in volume, especially with cash.

Bottom line? The market isn’t crashing it’s just pausing for the holidays. But come January, expect momentum to shift again.

Interest Rate: 6.33% (⬇️ down from 6.35%)

So What Does That Actually Look Like?

Let’s do the math:

At the current median price of $285,000, with a 5% down payment ($14,250), your loan would be about $270,750

At a 6.33% interest rate, your estimated monthly mortgage payment (principal & interest only) would be around $1,681.

That’s before taxes, insurance, and HOA fees, but it gives you a clear picture of what monthly costs look like in today’s market.

A $285K median price with a 6.33% rate gives you a $1,681 monthly payment (P&I) with 5% down and on paper, that sounds affordable. But in reality? That number mostly reflects condos, not single-family homes.

If you're hoping to buy a house in Pembroke Pines, you’ll likely need to budget for $3,000+ per month once you factor in today’s prices for detached homes, taxes, insurance, and HOA fees.

The slight drop in rates is good news but don’t let a misleading median fool you into thinking the market just got cheap.

This is a moment to get pre approved, know your numbers, and stay sharp. A few tenths of a percent on your rate can make or break your monthly budget, especially in a market where most homes are still $500K+.