THE SNAPSHOT
Inventory jumped 31% this week—sellers keep flooding back in
Contracts up 33%—buyer activity staying strong despite more options
Homes moving 29% faster—well priced properties getting snatched up quickly
Median price dropped $80K—buyers finally getting relief
THE NUMBERS
Here's what changed this week in Pembroke Pines:
Metric | This Week | Last Week | Change |
|---|---|---|---|
New Listings | 67 | 51 | ⬆️ +31% |
New Contracts | 36 | 27 | ⬆️ +33% |
Median Days on Market | 37 | 52 | ⬇️ -29% |
Median Price | $519,763 | $600,000 | ⬇️ -13.4% |
What the median price drop really means: This is significant; an $80K drop in one week. This likely reflects a shift in inventory mix (more mid priced homes listed and sold vs. last week's higher end properties). This isn't necessarily a market wide price crash, but it does signal that buyers have more options in the $400K-$600K range.
THE MARKET'S MOVING, JUST NOT IN THE DIRECTION YOU'D EXPECT
It's mid January, and Pembroke Pines is already wide awake.
New listings jumped 31%. Homes are going under contract faster (37 days vs 52). And the median price took an $80K dip.
If you've been waiting for signs of a more balanced market, where buyers have options and sellers have to compete, this might be it.
Here's what's really happening and what it means if you're buying or selling in the next 30-60 days.
WHAT IT MEANS FOR BUYERS: You Just Got More Options (And Some Negotiating Room)
After weeks of tight inventory and surging buyer competition, the tables are starting to turn.
New listings jumped 31% (67 vs 51 last week). That's 16 more homes to choose from in just seven days. And the kicker? The median price dropped $80K, from $600K to $519,763.
Let's be clear: This isn't a market wide crash. It's a shift in the TYPE of inventory hitting the market. More homes in the $400K-$600K range got listed and sold this week, which brought the median down.
But here's what matters for you as a buyer:
You have more options.
You're not fighting as many people for the same home.
And sellers are feeling the competition.
Days on market dropped to 37 (from 52 last week), which tells us that well priced homes are still moving fast but the emphasis is on "well priced." Overpriced homes are sitting longer, and sellers are starting to feel it.
What this creates for you:
More negotiating power – Sellers can't be as rigid when there are 67 new listings competing for attention
Less urgency to overbid – You're not racing against 10 other buyers anymore
Better chance at inspection/appraisal contingencies – Sellers are more willing to accept reasonable protections when competition eases
The move for buyers:
If you've been pre-approved and waiting for the right moment, this is your window. Inventory is up, prices have softened, and homes are still moving but not flying off the shelves like they were two weeks ago.
Don't lowball just to lowball. But do make fair, data driven offers based on real comps. Sellers are motivated, but they're not desperate. The sweet spot is pricing just under recent sales, not shooting for the moon.
And if you've been waiting for rates to drop? They did slightly. Rates dipped from 6.24% to 6.18%. That's only a $30/month savings on a $500K loan, but every bit helps.
Watch for:
Homes that have been sitting 45+ days (sellers getting anxious)
New listings priced aggressively (sellers who understand the market)
Properties that just took price reductions (motivated sellers)
WHAT IT MEANS FOR SELLERS: Your Competition is Increasing But Buyers are Still Out There
Here's the reality: 67 new listings hit the market this week. That's up from 51 last week, and it's up from 39 the week before.
Translation: You're not competing with 39 homes anymore. You're competing with 67.
And yet, 36 homes went under contract this week (up from 27 last week). So buyers ARE still active. They're just being more selective.
Days on market dropped to 37 (from 52 last week), which is actually good news for sellers. It means that homes priced right are STILL getting traction and getting it fast.
But here's the critical part: The median price dropped $80K this week.
Does that mean your home is suddenly worth $80K less? No. It means the market is shifting toward mid priced inventory, and buyers have more options.
What this means for your strategy:
If you're listing now, you CANNOT afford to overprice. The days of "testing the market" at top dollar are over. Buyers have 67 new listings to choose from and if yours is overpriced, they'll skip it.
The homes moving in 37 days are the ones priced just under the competition. Not at market. Not above market. Under.
The move for sellers:
Price aggressively from day one – Generate immediate interest, create urgency
Make sure your home shows well – Professional photos, staging, repairs done
Be ready to negotiate – Buyers have more leverage now; expect some back and forth
Market hard – Your agent needs to reach buyers proactively, not just wait for them to show up
If your home sits longer than 45 days in this market, you're overpriced. Period.
The good news? Serious buyers are still out there. They're pre-approved, motivated, and ready to act but only on homes that are priced right and show well.
THE AFFORDABILITY REALITY: What $519,763 Actually Costs Right Now
Let's talk about what it actually takes to buy at this week's median price of $519,763.
The breakdown:
Purchase price: $519,763
Down payment (5%): $25,988
Loan amount: $493,775
Interest rate: 6.18% (current average, down from 6.24% last week)
Monthly Principal & Interest: $3,020
Property taxes: $433/month (1% annually in Pembroke Pines)
Homeowners insurance: $400–$600/month (Florida insurance is expensive)
HOA fees: $0–$300/month (depends on the community)
All in monthly cost: $3,853–$4,353
Good news: The $80K drop in median price from last week ($600K to $519,763) saves you about $490/month in principal and interest. That's real money.
Better news: Rates dropped slightly from 6.24% to 6.18% and that saves you another $30/month on a $493,775 loan.
Combined savings vs. last week: ~$520/month
What about the slight rate drop?
Rates dipped from 6.24% to 6.18% this week or a 0.06% decrease. On a $493,775 loan, that saves you about $30/month. Not life changing, but it adds up to $360/year, $10,800 over 30 years.
The math that matters:
To comfortably afford a $519,763 home with a $3,853-$4,353/month payment (using the 28% front end ratio), you need:
Annual household income: $165,000–$186,000
If you're using a more conservative 25% ratio (recommended for long-term financial health):
Annual household income: $185,000–$209,000
Compare this to last week:
Last week's median ($600K) required $234K-$272K income
This week's median ($519,763) requires $165K-$209K income
That's a $50K-$80K drop in income requirement. That opens the door to a LOT more buyers.
WHAT HAPPENS NEXT: Three Scenarios for the Next 30 Days
Here's my take on where we're headed based on this week's activity:
Scenario 1: Inventory Keeps Rising, Median Price Stabilizes (Most Likely)
If new listings continue at this pace (60-70/week):
More buyer options equals more negotiating power
Median price stabilizes in the $500K-$550K range (more balanced inventory mix)
Days on market stay in the 35-45 day range (well priced homes move, overpriced homes sit)
Buyers regain control but sellers with realistic pricing still close deals
What this means: This is a BUYER'S market for the first time in years. Patience pays off, but you still need to act when you find the right home.
Scenario 2: Buyer Demand Surges Further (Less Likely)
If the $80K median price drop attracts a wave of new buyers:
Pending contracts surge above 40/week
Days on market drop below 30 (back to fast sales)
Median price rebounds as competition increases
Sellers regain leverage
What this means: The buyer advantage is short lived. If affordability improves, demand returns quickly.
Scenario 3: Inventory Overwhelms Demand
If listings surge above 80/week and contracts stay flat or drop:
Days on market climb above 60
Price cuts become common
Buyers have maximum leverage
Sellers need to price aggressively or sit for months
What this means: This becomes a strong buyer's market. Sellers panic, prices soften further, deals take longer.
My bet? We're heading into Scenario 1 for the next 30 days. Inventory will keep rising (we're in peak listing season), but buyer demand will stay steady. The $80K median price drop opens affordability to more buyers, which keeps contract activity elevated.
But: If inventory surges past 80 new listings/week, we could shift toward Scenario 3 by mid-February. Watch the data closely.
NEIGHBORHOOD SPOTLIGHT: Where the Action Is
Here's what I'm seeing at the micro level this week:
High Activity:
Mid priced homes ($400K-$600K) – This is where the volume is. More inventory, more contracts, faster sales.
Silver Lakes – Seeing consistent showings and offers
Chapel Trail (non-gated sections) – Solid activity in the $500K-$650K range
Slower Activity:
High-end homes ($800K+) – Limited buyer pool at these prices, longer days on market
West Pines non gated over $700K – Still sitting 75+ days
What this tells us: The market is bifurcating. Affordable homes ($400K-$600K) are moving. Luxury homes ($800K+) are sitting. The middle ($600K-$800K) is somewhere in between and depends on location, condition, and pricing.
My TAKE
After two weeks of surging activity, the Pembroke Pines market is starting to balance out. More listings. More contracts. Faster sales. But the big story this week is the $80K drop in median price which signals buyers are finally getting relief.
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.
