Here's what changed this week in Pembroke Pines:

What the median price drop really means: Another $11K drop this week brings us to $464,000. That's $56K below the late January peak. This reflects continued inventory mix shifts (more mid tier sales) combined with softening buyer demand. Homes are sitting slightly less time than last week, but that's mostly because overpriced listings from January are getting pulled or reducedand what's left is more realistically priced.

After two weeks of cooling, we're seeing a new pattern emerge: more supply, less buyer urgency.

New listings climbed to 67 (up from 63). Pending contracts dropped to 37 (down from 41). And while days on market improved from 59 to 50, don't mistake that for a hot market, it's more that the overpriced homes from January are being pulled off, leaving better priced inventory that's moving at a normal pace.

Mortgage rates also dropped slightly to 6.22% (from 6.27%), giving buyers about $20/month in breathing room on a typical loan.

But here's the real story: Inventory is climbing for the second straight week, and buyer activity is slowing. That's a classic setup for a buyer's market to deepen.

Here's what's really happening and what it means if you're making moves in the next 30-60 days.

This is the best buyer environment Pembroke Pines has seen in years, and it's getting better.

More homes are hitting the market, 67 new listings this week, up 6% from last week. Meanwhile, fewer buyers are pulling the trigger. Only 37 homes went under contract, down from 41.

And the median price? $464,000, down another $11K from last week. That's a $56K drop from the late January peak of $519,763.

Let's be clear about what this means:

You have options. With inventory climbing and contracts falling, you're not competing with 5 other buyers on every property. Sellers are noticing the shift, and that creates opportunity.

You have time. Homes are sitting 50 days on average. That's not lightning fast, but it's not a feeding frenzy either. You can tour thoroughly, run the numbers, and make smart decisions without panic.

You have leverage. When supply is rising and demand is falling, buyers call the shots. Sellers who price aggressively will get offers. Sellers who don't will sit and get more desperate by the week.

The move for buyers:

If you've been waiting for the market to shift in your favor, this is it.

And here's the bonus: Rates dropped slightly to 6.22% (from 6.27%). That's about $20/month in savings on a $440,800 loan. Combined with the $11K price drop, you're saving about $80/month compared to last week's scenario.

Watch for:

Here's the reality: Inventory is up. Contracts are down. Buyers are in control.

67 new listings hit the market this week, the highest we've seen in weeks. Meanwhile, only 37 homes went under contract, down from 41 last week.

That's not just a slowdown. That's a shift.

And here's what it means for you: If you overprice, you will sit. And the longer you sit, the weaker your position becomes.

Median days on market is 50 days. That's down from 59 last week, but don't be fooled, that improvement is because overpriced listings from January are being pulled or reduced. What's selling is homes priced at or below market from day one.

The homes that are moving in 50 days? They're priced aggressively, show beautifully, and are marketed hard. The homes sitting 70, 80, 90+ days? Overpriced, poorly presented, or both.

The move for sellers:

Price aggressively from day one. Don't test the market. Don't "see what happens." Price at or slightly under recent comps to generate immediate interest and create urgency. The goal is to get multiple showings in the first two weeks, not to sit for months hoping the perfect buyer magically appears.

Make your home show-ready. Professional photos. Fresh paint. Decluttered. Staged if possible. Minor repairs done. First impressions matter, especially when buyers have 67+ new options every week.

Be ready to negotiate. Buyers have leverage right now. They're asking for inspection contingencies, appraisal protection, and closing cost help. If you refuse to negotiate, they'll move on to one of the other 1,040+ active listings.

Market proactively. Your agent needs to reach buyers directly with email blasts, social media, open houses, targeted outreach. Waiting for buyers to find you on MLS or Zillow isn't a strategy.

If your home sits longer than 60 days in this market, you're overpriced. Period.

The good news? Serious buyers are still active. They're pre approved, motivated, and ready to close but only on homes that are priced right and show well.

The bad news? If you're not one of those homes, you'll sit and watch the market pass you by.

Let's talk about what it actually takes to buy at this week's median price of $464,000.

The breakdown:

Monthly Principal & Interest: $2,703

Plus:

All-in monthly cost: $3,490–$3,990

Good news:

The $11K drop in median price from last week ($475,000 to $464,000) saves you about $68/month in principal and interest. Rates also dropped from 6.27% to 6.22%, saving you about $20/month on a $440,800 loan.

Combined impact vs. last week: $88/month savings

The math that matters:

To comfortably afford a $464,000 home with a $3,490–$3,990/month payment (using the 28% front-end ratio), you need:

Annual household income: $149,000–$171,000

If you're using a more conservative 25% ratio (recommended for long term financial health):

Annual household income: $167,000–$191,000

Here's my take on where we're headed based on this week's activity:

Scenario 1: Buyer's Market Deepens, Inventory Keeps Climbing (Most Likely)

If new listings stay in the 65–75/week range and pending contracts stay below 40:

What this means: This is a buyer's market, plain and simple. Inventory is rising, demand is falling, and buyers have the leverage. If you're buying, be patient and strategic. If you're selling, price aggressively or prepare to sit.

Scenario 2: Inventory Surges Past 75/Week, Market Softens Further (Possible)

If new listings jump above 75/week and pending contracts drop below 35:

What this means: This becomes a strong buyer's market. Sellers who don't adjust pricing quickly will sit for months. Buyers can afford to be highly selective and negotiate hard on price, repairs, and concessions.

Scenario 3: Rates Drop Significantly, Buyer Demand Rebounds (Less Likely)

If mortgage rates drop below 6.0% or inventory suddenly tightens:

What this means: The buyer advantage evaporates quickly. Affordability improvements bring sidelined buyers back into the market, and competition heats up again.

My bet?

We're heading into Scenario 1 for the next 30 days. Inventory will continue climbing, buyer demand will remain steady but selective, and days on market will hold in the 45–55 range as sellers adjust to the new reality.

But: If inventory surges past 75 new listings/week and contracts keep falling, we could shift toward Scenario 2 by late February. Watch the data closely.

Here's what I'm seeing at the micro level this week:

High Activity:

Slower Activity:

What this tells us:

The market is bifurcating. Affordable homes ($400K–$500K) are moving steadily. Luxury homes ($800K+) are sitting. The middle ($500K–$700K) depends heavily on location, condition, and pricing.

After two weeks of cooling, the pattern is clear: inventory is climbing, buyer urgency is falling, and the market is shifting decisively in favor of buyers.

67 new listings this week. Only 37 homes under contract. Median price down another $11K to $464,000. Days on market holding at 50.

This is the best buyer environment Pembroke Pines has seen in years and it's getting better.

For buyers, this is your window. Take your time. Tour thoroughly. Negotiate confidently. You have options, leverage, and time on your side.

For sellers, the message is crystal clear: price right from day one, or prepare to sit and watch your leverage disappear.

The homes that are moving are priced aggressively, show beautifully, and are marketed hard. The homes that aren't? Overpriced, poorly presented, or both.

What are you seeing in your neighborhood? More "For Sale" signs? Homes sitting longer? Hit reply and let me know. I read every response.