Price Holds, Patience Grows in Pembroke Pines

Inventory is Up, So is Buyer Hesitation

More homes hit the market this week, but that doesn’t mean buyers are rushing in.

With 69 new listings and 44 homes under contract, we’re seeing steady movement — just at a more calculated pace.

Buyers are pickier, sellers are more strategic, and deals are taking longer to come together. It’s no longer about who moves first — it’s about who moves smart.

Market Snapshot

• New Homes Listed in last 7 days: 69

• New Homes Under Contract in last 7 days: 44

• Median Days on Market: 60

• Median Price: $467,000

What the numbers mean

There are 69 new listings this week — a solid jump that gives buyers more options.

At the same time, 44 homes went under contract, showing demand is still there, but buyers are taking their time.

The median days on market is now 60, which is up from earlier this spring.

That means buyers are moving slower, possibly negotiating harder, or being more selective before pulling the trigger.

Meanwhile, the median list price rose to $467,000, holding steady despite more inventory.

It’s a clear signal: well-presented homes are still moving, but the “just throw it on the market” strategy won’t cut it anymore.

Mortgage Snapshot

Interest Rate: 6.96%

If you wanted to buy a median-priced Pembroke Pines home at $467,000:

Downpayment (5%): $23,350

Estimated Monthly Mortgage Payment (30-year fixed): ~$2,946 (Principal & Interest only)

The average 30-year fixed rate is 6.96% this week. That’s keeping affordability tight — especially for buyers using low down payments.

To give you a real-world picture:

On a $467,000 home with a 5% down payment, the estimated principal & interest (P&I) at today’s rate would be about $2,946/month.

It’s a reminder that rates and down payments go hand-in-hand when calculating true affordability.

Takeaway:

Rates aren’t spiking, but they’re high enough to make every dollar count.

At nearly $3,000/month just for principal and interest on a median home, affordability is tight — especially for first-time buyers.

If you're buying, run the numbers before falling in love with a listing.

If you're selling, know this: buyers are doing the math — so your pricing and presentation better make it worth it.

💬 Thinking about buying?
With the market moving quickly, all of our clients are already pre-approved and ready to make offers. If you’d like an intro to a trusted mortgage lender, just hit reply — I’m happy to connect you.