THE COMMUNITY BUILT FOR FUNCTION
Located at 1701-1911 NW 96th Terrace in the Pembroke Lakes neighborhood, Reflections at Pembroke Pines represents something increasingly rare in South Florida: garden style condo living in a central location.
This apartment community was built in 1988 and has 2 stories with 308 units. No high rise elevators. No skyline views. Just low rise buildings spread across landscaped grounds with two pools, tennis courts, basketball courts, and views of Bayberry Lake.
While other central Pines communities push toward vertical living or premium pricing, Reflections delivers something different: functional layouts, approachable pricing, and a garden style environment that still resonates with a specific type of buyer.
Current pricing ranges from $195,000 to $337,000, positioning Reflections as one of the most accessible condo options in central Pembroke Pines. And for buyers trying to break into the market without jumping to $500K+ homes, that positioning matters.
Let's break it down.
LOCATION & LAYOUT: Central Pines Garden Style
Reflections is located in the Pembroke Lakes neighborhood in Pembroke Pines, with quick access to everything central Pines residents need.
What's nearby:
Pines Boulevard: 2–3 minutes (major east west corridor)
Pembroke Lakes Mall: 0.8 miles (walking distance)
Memorial Hospital Pembroke: 2.7 miles (6-minute drive)
I-75 access: 10 minutes via Pines Boulevard
Florida Turnpike / I-95: 15 minutes east
Publix, Target, CVS: All within 0.8 miles
Fort Lauderdale/Hollywood International Airport: 10.5 miles (22 minutes)
Translation: You're in the heart of Pembroke Lakes with walking distance to shopping and quick access to highways, healthcare, and airports. That central positioning is the entire value proposition here.
THE HOMES: 1988 Garden Style Construction
Reflections dates back to 1987 and has continued to develop over the years. Units range from 628 to 1,093 square feet.
Unit sizes and styles:
1 bedroom, 1 bath: 628–750 sq ft
2 bedroom, 2 bath: 850–1,000 sq ft
3 bedroom, 2 bath: 1,000–1,093 sq ft
All units: Garden style, 2 story buildings (no high rise)
Common features across Reflections units:
Screened balconies (many units, lake or pool views)
In unit washer and dryer (many units)
Tile and/or wood flooring (updated units)
Open floor plans
Split bedroom layouts (2 and 3 bedroom units)
Assigned parking spaces
Vaulted ceilings (select second floor units)
Updated kitchens with granite/quartz counters and stainless appliances (renovated units)
Current price ranges (as of early 2026):
1 bedroom units (original condition): $195K–$220K
2 bedroom units (updated): $225K–$270K
2 bedroom units (fully renovated): $280K–$310K
3 bedroom units (updated): $310K–$337K
Recent market observations:
Reflections real estate activity during the past year (as of April 2025) reflects two condos changing hands, with an average asking price of $260,000 and an average selling price of $248,500. This represents a healthy list to sell price ratio of 96% and $335 per square foot. During this period, Reflections condos have taken an average of just 29 days to sell.
Translation: You're looking at $195K–$337K for 1 to 3 bedroom units, with updated units commanding $250K–$337K. That's significantly less than comparable central Pines condos and single family homes, and units are moving in under 30 days when priced correctly.
WHAT THE HOA COVERS
Monthly HOA fees at Reflections typically run $300–$400/month depending on unit size.
Here's what's included:
Water and trash (no separate water bill)
Two pools (one main pool, one wading pool)
Tennis courts, basketball courts, racquetball
BBQ and picnic areas
Gym updated in 2022
Common area landscaping and grounds maintenance
Building exterior maintenance
Overnight security patrol
Translation: For $300–$400/month, you're getting water, trash, two pools, tennis, basketball, gym, and security. That's solid value for a garden style community in central Pines.
WHO THIS IS ACTUALLY FOR
Reflections makes sense for:
First time buyers trying to break into the market without jumping to $500K+ homes
Investors looking for rental potential in a stable central location with no rental or age restrictions
Downsizers who want to stay local but simplify maintenance and responsibilities
Buyers prioritizing central location and amenities over square footage
Young professionals and couples who want low maintenance condo living with pools and gym access
Anyone seeking garden style living (no high rise elevators, low rise buildings, outdoor space)
Who this is NOT for:
Buyers seeking brand new construction or ultra modern finishes
Those who want single family home ownership with a yard
Buyers uncomfortable with HOA oversight and condo living
Anyone seeking ultra luxury or waterfront premiums
Buyers who want units over 1,100 sq ft
MARKET CONTEXT: Why This Words
Reflections isn't competing with luxury high rises or waterfront condos. It's playing a different game: garden style living at an accessible price point in a central location.
Why it holds value:
Central location: Pembroke Lakes neighborhood, walking distance to Pembroke Lakes Mall, easy highway access
Affordability: $195K–$337K entry point makes it accessible to first-time buyers
Garden style layout: Low rise buildings, outdoor space, no high rise living
Amenities: Two pools, updated gym, tennis, basketball, security
Low HOA fees: $300–$400/month includes water, trash, and all amenities
**Rental-friendly: No rental or age restrictions
Fast sales: Units sell in an average of just 29 days
Market observation: Reflections condos sell in an average of 29 days, which tells you demand is consistent. Updated units with lake views and modern kitchens sell fastest. Original condition units may sit longer but still move if priced correctly.
The spread between original and updated units can be $50K–$80K, even for the same square footage. That tells you condition drives value here.
INSIDER TIP: Condition vs. Price
In Reflections, the best deals usually aren't the cheapest. They're the ones where light updates unlock value quickly.
What drives value:
Updated kitchens: Granite or quartz counters, stainless appliances, modern backsplash
Updated bathrooms: Modern fixtures, tile, vanities
All tile flooring: No carpet (huge selling point in South Florida)
Lake views: Units overlooking Bayberry Lake command premiums
Second floor units: Vaulted ceilings, less noise, better views
Corner units: More natural light, fewer shared walls
What to flag:
Original interiors: Dated kitchens, laminate counters, carpet can drop value by $40K–$60K
HVAC age: Verify age and budget for replacement if 10+ years old
HOA reserves: Verify the HOA has adequate reserves for building maintenance
Parking location: Assigned parking, verify proximity to unit
Translation: The difference between an original condition unit and a fully renovated unit can be $60K–$80K in resale value. Smart buyers look for units that need cosmetic updates (paint, flooring, appliances) rather than structural work.
