Most people who drive past Grand Palms on Pines Boulevard know it as a golf community. What a lot of people do not realize is that it is also one of the more practical and under appreciated condo options in Pembroke Pines, particularly inside a sub community called Las Verdes.

Here is a closer look at what the community offers and why it is worth understanding if you are tracking the Pembroke Pines market.

Grand Palms sits on over 500 acres in the heart of Pembroke Pines. It is a gated community featuring Mediterranean inspired villas, townhouses, single family homes, and condominiums built around a 27 hole championship golf course.

Las Verdes is one of the condo sub communities within Grand Palms. It is a smaller subdivision totaling 59 homes, positioned within walking distance of the community pool and the golf course. Units tend to run in the range of roughly 1,100 to 1,430 square feet, with two and three bedroom floor plans, and many offer lake or golf course views.

The community is manned gated with roving security. HOA fees at Las Verdes cover internet, cable, insurance, water, sewer, garbage, a monitored alarm system, roof maintenance, pressure cleaning, painting, and gate and roving patrol security. That is a meaningful list of covered costs for buyers who are comparing monthly ownership expenses across different property types.

Owners at Las Verdes are permitted to rent their units in the first year of ownership, which makes it a viable option for investors as well as owner-occupants.

Grand Palms features three separate 9 hole courses named Grand, Royal, and Sabal. Golfers can combine any two for an 18 hole round, each offering a different mix of playability and challenge. Practice facilities include multiple putting, pitching, chipping, and sand trap areas, along with an aquatic driving range. Golf membership is not required to live in the community. The course is public, which means residents have easy access without a mandatory membership cost.

This is worth paying attention to if you own or are considering buying here.

The Grand Palms HOA voted unanimously in favor of a proposed billion dollar plus redevelopment of the resort property. The developer's plan includes replacing the existing hotel with a four star property of approximately 450 rooms, potentially under a brand like SLS, Hilton, or Hyatt, along with three 10 story condo buildings with units priced at $1 million and up. The plan also includes a $25 million renovation of the existing 27 hole golf course into a world class facility.

Pembroke Pines Mayor Angelo Castillo noted that the prospect of an upscale hotel replacement, new restaurants, and a renovated golf course has been well received among Grand Palms residents, with an expected boost in property values. The project still needs to go through the city's planning and permitting process, so timelines are not confirmed. But the direction is clear, and it is the kind of development that tends to put a community on more buyers' radar before it is fully realized.

Active listings in Las Verdes at the time of this writing are in the $375,000 to $415,000 range for units in the community. That price point gives buyers access to a manned gated golf community with a significant amenity package at a lower entry point than most single family options in west Pembroke Pines.

For buyers weighing a condo against a single family home at a higher price, the key questions are always the same: what does the HOA actually cover, how well is the building maintained, and what does the reserve situation look like? Those are worth asking before any offer goes in.

Las Verdes is a small, well located community inside one of Pembroke Pines' most recognizable addresses. The amenity coverage in the HOA is strong, the golf course access is public, and the potential redevelopment of the broader Grand Palms resort adds a longer term story worth watching.

If you want to know what is currently active or recently sold in Las Verdes, or how it compares to other condo options at this price point in Pembroke Pines, reach out. Happy to pull the numbers.

Stay Safe,

Mike