It's Not a Debate, It's a Decision

The Decision

With home prices still elevated and mortgage rates hovering in the 6–7% range, a lot of people are asking:

“Should I just keep renting or is it time to buy?”

The answer isn’t one-size-fits-all.

And it shouldn’t be.

In today’s market, the smarter question is: What’s right for me, right now?

So instead of pushing one path or the other, here’s what’s actually happening.

The real numbers, trade offs, and where each move makes sense.

But first let’s check out what else is happening this week In The Pines.

This Week’s Highlights

Market Insights: Housing Update: Week of 9/22/25 

Ask Mike: What Rights Do Renters Actually Have in Florida? 

Deal of the Week: What A $1.8M Home Looks Like in Pembroke Pines 

News You Can Use: Big Merger Among Real Estate Giants 

Weekend Watch: Weekend To Do 

Local Spotlight: Windsor at Pembroke Gardens: Is it Worth the Rent? 

Monthly Cost Breakdown (Sept. 2025)

If you buy:

• Median home price: $610,000

• Down payment (5%): $30,500

• 30-year mortgage at 6.5%:

• Estimated monthly cost (mortgage, taxes, insurance, PMI): $5,413/month

• Upfront costs: ~$10K+ in closing expenses

If you rent:

• Avg 3–4 BR rental in Pines: $3,800–$4,300/month

• Upfront: First, last, security (~$11K–$13K)

• No maintenance or long-term obligation

The gap between renting and buying on a monthly basis?

Roughly $1,100–$1,600/month but that doesn’t tell the whole story.

When Buying Makes More Sense

• You’re staying 5+ years

• You want to build equity, not just cover someone else’s mortgage

• You’re financially ready for surprise costs

• You want control over pets, upgrades, and the future use of the property

• You want to refinance if/when rates drop

Owning is a long term strategy.

It can pay off but only if you stay put long enough for it to.

When Renting Makes More Sense

• You just moved to the area and don’t know where you want to land

• You value flexibility over control

• You’re still building savings or improving credit

• You don’t want to take on risk in a fluctuating market

• You need predictable costs, not variables

Renting gives you time and options and in certain moments, that’s worth more than equity.

A Real Life Example

I recently worked with a client who relocated to Pembroke Pines from out of state.

They were financially ready to buy, approved, down payment in hand, serious about settling in.

But after walking several neighborhoods and seeing how different each part of Pines feels (schools, traffic, HOA rules, layout, noise), they said:

My advice?

Don’t rush it. Rent for 6–12 months.

Learn the area. Get your bearings. Then buy with confidence and without regrets.

Final Thought

I’ll be real with you — nothing bothers me more than hearing someone say “renting is smarter than owning” or “renting is throwing money away.”

I hear it on social media, in group chats, even from agents. And honestly?

They don’t know what they’re talking about.

It's not just that they don't understand the market, it's that they’re making blanket statements about people’s lives without understanding their situation.

Or worse, they’re saying it to push an agenda.

I’ve worked with first time buyers, long time renters, investors, people going through divorce, relocation, job changes, real stuff.

And I can tell you:
The right move isn’t always obvious. It’s personal.

So if you’re trying to figure out what makes sense for you, make sure you’re talking to someone who’s actually been in the trenches, who knows the trade offs on both sides and isn’t afraid to tell you the truth, even if it’s not what you expected to hear.

That’s what real advice looks like.

Stay Safe,

Mike

P.S. Just for fun. Reply to this email with “Rent” or “Buy.”
Let’s see where everyone’s at right now. I’ll post results in a future issue.