Drive down Johnson Street near North 72nd Avenue and you'll pass dozens of communities without noticing something unusual sitting just off the road. It's called La Via Condominiums, and it might be one of the smallest condo communities in the entire city.

Built in 1999, La Via features low rise buildings with units ranging from 793 to 1,247 square feet offering one, two, and three bedroom layouts. In a city full of large condo complexes and sprawling HOA communities, that kind of intimate scale is rare.

The property sits near the C-10 Canal, and several units enjoy views of the nearby lake giving the community a quiet, tucked-away feel despite being close to major roads and everyday conveniences.

While larger west Pines condo communities command $400K+ for similar sized units, La Via delivers gated security, resort-style amenities, and lake views starting in the $260K–$340K range. And for buyers looking for something small and hard to find, that combination is powerful.

Let's break it down.

La Via is in the Westview neighborhood of Pembroke Pines, situated about 25 miles north of Miami and 10 miles west of the Atlantic Coast. The neighborhood is largely residential and dotted with lakes and ponds.

What's nearby:

Translation: You're in central Pembroke Pines with quick access to shopping, dining, healthcare, and major highways without paying premium west Pines pricing.

La Via is a gated community with only 250 homes total creating that intimate, neighborhood feel where you can actually know your neighbors. The low rise buildings are spread across landscaped grounds with mature trees and lake views.

La Via homes offer 1 bedroom to 3 bedroom floor plans ranging in size from 793 to 1,247 square feet, built in 1999. These aren't luxury penthouses, they're practical, functional condos designed for first time buyers, downsizers, and long term homeowners.

Unit sizes and styles:

Common features across La Via units:

Current price ranges (as of early 2026):

Recent market observations:

Translation: You're looking at $260K–$340K for most 2 and 3 bedroom units, depending on updates, floor level, and lake views. That's significantly less than comparable west Pines condos ($400K+) and you're getting gated security with resort amenities.

Monthly HOA fees at La Via range from $503 to $570, depending on unit size and location.

Here's what's included:

Translation: For $503–$570/month, you're getting water, property insurance, trash, sewer, exterior maintenance, gated security, and full access to resort style amenities. That's exceptional value, most condo buildings charge separately for water ($100+/month) and property insurance.

La Via building amenities include a clubhouse, swimming pool, spa/hot tub, a state of the art fitness center, sauna, billiards room, hobby room, basketball court, pickleball, tennis courts, racquetball, and playground.

That's an impressive amenity package for a community this size.

Community amenities:

Pet policy:

Translation: You're getting resort level amenities typically found in 500+ unit luxury complexes, but in a community small enough that you can actually know your neighbors. That's the La Via advantage.

La Via is located in the Westview neighborhood and typically zoned for Broward County Public Schools (verify current boundaries):

Broward County also allows school choice, so families have flexibility beyond zoned schools. Pembroke Pines Charter schools and magnet programs are accessible through the district's choice application process.

Note: School boundaries and ratings are subject to change. Verify current zoning and school assignments directly with the Broward County School Board before making purchasing decisions.

La Via makes sense for:

Who this is NOT for:

Let's say you're buying a 2 bedroom, 2 bath unit in La Via for $285,000 (middle of the current market range):

Purchase Price: $285,000
Down Payment (10%): $28,500
Loan Amount: $256,500
Interest Rate: 6.22% (current 30-year average)

Monthly Payment Breakdown:

Total Monthly Cost: $2,446–$2,496

Income requirement (28% front-end ratio): $105,000–$107,000 annual household income
Income requirement (conservative 25% ratio): $117,000–$120,000 annual household income

Translation: You need a household income of around $105K–$120K to comfortably afford a 2 bedroom condo in La Via. Compare that to $170K–$225K needed for a single family home in Cinnamon Place ($525K) or $156K–$180K for a townhome in Tuscan Pines ($500K).

That income difference matters. It's the difference between qualifying or not qualifying in today's rate environment.

La Via isn't flashy. It doesn't have the curb appeal of newer master planned communities. But it delivers something those communities don't: resort style amenities in a small, intimate community at an attainable price.

Why it holds value:

Market observation: La Via condos have taken an average of 77 days to sell, which is slower than larger condo complexes but reflects the limited inventory and specific buyer profile. Updated units with lake views, modern kitchens, and impact windows sell faster (45–60 days). Dated units (original finishes, shutters) may sit 90–120 days but still move if priced correctly.

The spread between dated and updated units can be $50K–$70K, even in the same building. That tells you condition and location within the community matter.

In Pembroke Pines, the smallest condo buildings often fly under the radar. But they're also the ones that can become local favorites because once people move in, they tend to stay.

And with only 250 units at La Via, opportunities to buy here are pretty rare.

What drives value in La Via:

What to flag:

Translation: Because La Via is a small community, buyers compare units closely. The difference between a dated interior unit and a lakefront corner unit with updates can be $70K–$90K in resale value.

La Via doesn't attract headlines. And most Pines residents drive right past it without realizing what's inside.

But that's exactly what makes it valuable.

For $260K–$340K, you're getting:

If you're a first time buyer, downsizer, or investor looking for affordable condo value with exceptional amenities in a small, gated community, La Via deserves a serious look.

It's not flashy. It's not new. But it's one of the most amenity rich small communities in Pembroke Pines.

Sometimes the smart play isn't the community everyone's talking about. It's the one most people don't even know exists.