November 10, 2025 Housing Update

It’s Not Just the Weather Cooling Down

The Pembroke Pines housing market just saw a sharp pullback in activity with fewer listings, fewer contracts, and a sudden jump in median price.

Buyers? They’re up against tighter supply and rising monthly payments.

Sellers? Some are pushing prices, others are sitting on the sidelines.

Let's break it down.

Market Snapshot

• New Homes Listed in last 7 days: 57 (⬇️ down from last week 68)

• New Homes Under Contract in last 7 days: 19 (⬇️ down from 31)

• Median Days on Market: 53 (⬇️ down from 78)

• Median Price: $489,900 (⬆️ up from $419,000)

What the Numbers Mean

• Sellers: Don’t get too confident about that price jump, it’s not the market rising, it’s the mix of homes changing. Only 19 went under contract. If you're overpriced, you're invisible.

• Buyers: Expect less selection and more competition for the good stuff. When things pop up under $500K and are well maintained, they move fast.

• Investors: Watch DOM closely. Some of the older listings are soft targets for negotiation. Be ready to pounce.

Mortgage Snapshot

Interest Rate: 6.34% (⬆️ up from 6.31%)

So What Does That Actually Look Like? 

Let’s do the math:

At the current median price of $489,900, with a 5% down payment ($24,495), your loan would be about $465,405.

At a 6.34% interest rate, your estimated monthly mortgage payment (principal & interest only) would be around $2,902.

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.

What It Means For You

• Buyers: Affordability is taking a hit. That $2,900+ monthly payment puts a big chunk of the market out of reach unless rates drop or prices do.

• Sellers: Higher rates = smaller buyer pool. If your home’s over $500K, don’t expect a flood of offers.

• Agents & Lenders: More buyers will need rate buydowns or creative financing options. This is where strategy matters more than ever.

Rental Snapshot

• New Rentals Listed in last 7 days: 44 (⬇️ down from 52)

• New Rentals Under Contract in last 7 days: 33 (⬇️ down from 45)

• Median Days on Market: 47 (⬆️ up from 41)

• Median Rent Price 

  • Single Family Homes: $3,647 or $2.23/sqft (⬇️ down from $4,000 or $2.13/sqft)

  • Condos/Townhouses: $2,250 or $1.90/sqft (⬇️ down from $2,494 or $2.20/sqft)

What it Means

• Renters: You’ve got leverage. More inventory and slower movement = room to negotiate, especially on price and move in terms.

• Landlords: Price sensitivity is real. If your rental isn’t moving, it’s probably priced too high or has competition with better value.

• Investors: Cash flow is getting tighter. Smart leasing strategy and unit condition will make or break returns right now.

💡 Not sure if buying or renting makes more sense right now?