Here's what changed this week in Pembroke Pines:

What the median price jump really means: This is significant. An $90K jump in one week typically reflects a shift in the type of inventory hitting the market as more higher priced homes got listed and sold. This isn't necessarily market wide appreciation, but it does signal that premium properties are moving.

After a slow holiday stretch, Pembroke Pines just snapped back into action, big time.

New listings are up. Pending sales nearly doubled. And homes are moving 21% faster than last week, despite a serious price jump.

Buyers aren't flinching at the numbers… yet.

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

After weeks of softening, the market just woke up.

New listings jumped 31% (51 vs 39 last week), which could have been bad news for sellers with more competition, longer days on market, weaker negotiating position.

But here's the surprise: Pending sales nearly doubled (27 vs 14 last week). Buyers are back. And they're writing offers at a pace we haven't seen in months.

Why this matters:

When inventory rises but demand rises FASTER, sellers maintain leverage. Right now, you're not competing with just 39 other homes, you're competing with 51. But you're also selling into a market where buyer activity just surged 93%.

The sweet spot: Homes that are clean, priced right, and well marketed are moving in 52 days on average (down from 66 days last week). That's a 21% improvement in time to contract.

What this tells us: Buyers are motivated. They're not sitting on the sidelines waiting for rates to drop or prices to fall. They're acting, especially on properties that show well and are priced competitively.

The move for sellers:

If you've been thinking about listing, now is the time. Buyer activity is up, homes are moving faster, and the psychology of the market has shifted from "wait and see" to "act before it's gone."

But don't get greedy. The homes moving fast are the ones priced just under the competition, not the ones testing the market at top dollar. The 21% drop in days on market is only benefiting sellers who price aggressively from day one.

Price right, market hard, and you'll have offers within 60 days. Overprice, and you'll sit, even in a hot week like this.

If you've been waiting for the "perfect time" to buy, this week's data should be a wake up call.

Pending sales nearly doubled. That means you're competing with twice as many active buyers as you were last week. The "breathing room" buyers had in late December and early January? It's shrinking.

Median days on market dropped 21% (from 66 to 52 days). Homes that used to sit for over two months are now going under contract in less than two months. And if a home is priced right and shows well? It's moving even faster.

Here's what's happening:

Buyers who were sitting on the sidelines during the holidays are jumping back in. Whether it's tax refunds, year end bonuses, or simply the psychological reset of a new year, buyer activity is surging and that means less negotiating power for you.

The reality:

You're not negotiating with sellers anymore. You're competing with other buyers.

That home you've been watching for 60 days? Someone else is writing an offer this week. That property you thought was overpriced? A buyer just decided it's worth it.

The move for buyers:

Stop waiting. If you can afford the payment today, and you've found a home that fits your needs, make an offer. Don't lowball. Make a fair, competitive offer based on real comps and be ready to move quickly.

The homes moving in 52 days are the ones priced at or slightly below market. The ones sitting longer are overpriced or have issues. If you're seeing a home that's been on the market 60+ days, there's still room to negotiate but you need to understand WHY it's sitting.

Watch for:

If you wait another month hoping for better conditions, you might find yourself in a bidding war by February.

Let's talk about what it actually takes to buy at this week's median price of $600,000.

The breakdown:

Monthly Principal & Interest: $3,510

But that's not your real monthly cost. Add in:

All-in monthly cost: $4,410–$4,910

That monthly payment is no joke. And it doesn't include maintenance, utilities, or any unexpected repairs.

But here's the thing: Buyers are adapting.

This week's surge in pending sales (27 contracts vs 14 last week) shows that people are making peace with these payment levels. They're either:

What about the slight rate drop?

Rates dipped from 6.26% to 6.24% this week (a 0.02% decrease). On a $570,000 loan, that saves you about $7/month. Not exactly life changing.

If you're serious about buying in 2026, plan for $4,500–$5,000/month to be your baseline all in cost for a median priced home. Waiting for sub 5% rates? That might take longer than you think and you could lose out on the right home in the meantime.

The math that matters:

To comfortably afford a $600K home with a $4,500/month payment (using the 28% front end ratio), you need:

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

If those numbers work for you, great, you're in the game. If they don't, you need to either increase income, increase down payment, or adjust your price range.

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

Scenario 1: Momentum Continues (Most Likely)

If buyer activity stays at this pace:

What this means: This is a seller's market again. Buyers need to act decisively. Sellers with clean, well priced homes will get multiple showings and offers within 30-45 days.

Scenario 2: Inventory Overwhelms Demand

If new listings surge faster than buyers can absorb:

What this means: We return to the market conditions of late 2024/early 2025—more balance, longer timelines, more negotiation.

Scenario 3: Rates Rise and Buyers Retreat

If mortgage rates jump back above 6.5% (due to Fed policy or economic changes):

What this means: Buyers get more leverage, but affordability gets worse. Sellers need to be realistic about pricing or risk sitting for 90+ days.

My bet? We're heading into Scenario 1 for the next 30 days. Buyer activity surged this week, and January/February are historically strong months for real estate (tax refunds, bonuses, new year motivation). If rates stay in the low 6% range, demand will stay elevated.

But: If inventory keeps flooding in at this pace (51+ new listings/week), we could shift to Scenario 2 by mid 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: Gated communities and well located homes are seeing the most activity. Non gated or fringe locations need aggressive pricing to compete.

After a slow holiday stretch, the Pembroke Pines market just snapped back into action. Buyers are writing offers. Sellers are listing. Homes are moving faster.

What are you seeing in your neighborhood? More "For Sale" signs? More activity? Homes moving faster or slower? Hit reply and let me know. I read every response.