September 8th, 2025 Housing Update

Inventory’s steady, but a luxury heavy week sent prices flying (on paper)

Mike Ugarte
September 08, 2025 • Estimated Reading Time: 3 minutes

If you're tracking the Pembroke Pines housing market right now, this week is a perfect example of how numbers can mislead if you don’t look closer.

New listings are down a bit, homes are sitting longer, and on the surface, it looks like prices just jumped $160K in a week.

But here's the thing: prices didn't spike, the kinds of homes that sold did.

Let’s unpack what actually happened, and what it means if you’re buying, selling, or investing in Pines this month.

We’re still seeing steady activity with fewer new listings this week, slightly more homes under contract, and a longer wait for sellers.

That points to a market balancing out, with neither side holding all the leverage.

But let’s talk about that median price jump, because it’s eye popping and also misleading if taken at face value.

The increase from $475K to $634,500 doesn’t mean home values rose this week.

It means the homes that sold skewed higher end with bigger lots, more updates, better locations.

These weren’t your average starter homes.

If you’re shopping in the $450K–$500K range, don’t panic.

The market didn’t just leave you behind it just had a luxury-heavy closing week.

Expect that number to settle back down as the next wave of more typical sales close.

Interest Rate: 6.61% (↔️ same as 6.61% last week)

So What Does That Actually Look Like?

Let’s do the math:

At the current median price of $634,500, with a 5% down payment ($31,725), your loan would be about $602,775.

At a 6.61% interest rate, your estimated monthly mortgage payment (principal & interest only) would be around $3,870.

That’s before taxes, insurance, and HOA fees, but it gives you a clear picture of what monthly costs look like in today’s market.

That monthly payment is steep and for many, it’s well above budget.

With rates stuck in the mid 6s and prices like this (even if temporarily inflated), buyers are either pushing their limits or sitting tight.

The key takeaway?

There’s a growing disconnect between what sellers want and what buyers can actually afford.

Expect that to play out in longer days on market, more price cuts, and creative deal-making as the fall season ramps up.

💡 Affordability Tip:

Even with rates at 6.61%, a small rate drop can save you hundreds per month.

Many lenders now offer rate buy downs or credits. Don’t skip the conversation.

👉 Buyer Tip: Get pre-approved before you shop. Knowing your monthly budget makes it easier to jump when the right home hits the market.

Ready to run the numbers on you ideal home?

Schedule a quick call with me here and I’ll connect you with a local lender who can show you exactly what’s possible in today’s market.