THE ANSWER
This question is coming up a lot lately and for good reason.
With rising home values, persistent interest rates in the 6%+ range, and construction costs all over the map, a lot of homeowners in Pembroke Pines are sitting on equity and wondering: Do I upgrade the house I have or is it time to sell and move on?
There's no one size fits all answer. But if you're stuck at this crossroads, here's how to think through the decision.
REMODEL OR MOVE: HOW TO DECIDE
1. Do the Math on Both Options
Here in Pembroke Pines, remodeling can get expensive fast especially if you're thinking kitchen or bathroom upgrades.
On average:
A mid range kitchen remodel runs around $30K–$50K
Bathroom overhauls can land between $15K–$25K
Pool additions start at $40K–$60K+ (and can go much higher depending on size and features)
Impact windows (entire home) typically run $20K–$40K
Selling also isn't free:
You'll likely pay 5–6% in agent commissions (on a $464,000 home, that's $23,200–$27,840)
Plus pre listing touchups (paint, landscaping, repairs), moving costs, and potentially a higher monthly payment if you're trading up
And here's the kicker: If your current mortgage is locked in under 4%, jumping to today's 6.22% could mean hundreds more per month.
Let's run a quick example:
Current home: $350,000 mortgage at 3.5% = $1,571/month (P&I)
New home: $464,000 mortgage at 6.22% = $2,703/month (P&I)
That's a $1,132/month difference. Over a year, that's an extra $13,584 just in principal and interest.
That alone might tilt the scale toward staying put and improving what you have.
2. Know the Local Market
Pembroke Pines inventory is rising but buyer demand is soft. We're sitting at 6.3 months of inventory, which is firmly in buyer's market territory.
If your home is in a desirable school zone (Silver Ridge, Embassy Creek) or a gated community (Silver Lakes, Monterra, Chapel Trail), you may be sitting on a goldmine. But if your place needs serious updates or has layout quirks, you may not get top dollar right now.
Here's the reality: Buyers are pickier than they've been in years. Homes that show well and are priced right are moving in 45–55 days. Homes that need work or are overpriced? Sitting 80+ days with no offers.
The move:
Talk to a local agent (not Zillow) to find out what your home could sell for as is and what minor improvements could boost that price before listing. Sometimes a $5K kitchen refresh and fresh paint can add $20K–$30K to your sale price. Other times, it won't move the needle at all.
3. Ask: What Are You Really Trying to Solve?
This is the most important question, and most people skip right over it.
Are you out of space? Hate your kitchen? Need a home office? Want a bigger yard for the kids?
Some problems can be solved with a smart remodel:
Outdated kitchen → Remodel for $30K–$50K and stay
Lack of office space → Convert a spare bedroom or add a den
Master bath needs updating → Renovate for $15K–$25K
Curb appeal issues → Landscape refresh, new front door, paint ($5K–$10K)
Other problems can't be solved by remodeling:
Want a pool → Most Pembroke Pines lots can accommodate one, but it's $40K–$60K+ (and you still don't get the layout/location you might want in a different home)
Outgrown the square footage → Adding on is expensive and disruptive; often cheaper to buy bigger
Hate the neighborhood or location → No amount of granite countertops will fix that
School zone issues → Can't remodel your way into a better school district
Want waterfront or a premium lot → You're not getting that without selling and buying
Be honest with yourself: Are you trying to fix a cosmetic problem (totally doable with a remodel) or a fundamental problem (location, size, layout)? If it's the latter, selling is probably your answer.
4. Be Honest About Timing and Disruption
A kitchen remodel could take 8–12 weeks and throw your whole house into chaos. You'll be eating takeout, living without counters, dealing with dust, noise, and contractors who may or may not show up when they say they will.
Selling comes with its own stress, packing, showings, inspections, negotiations, but at least the timeline is clearer. Most sales close in 30–45 days once you're under contract.
Ask yourself:
Can you handle 2–3 months of construction chaos?
Do you have somewhere to go during the day while work is happening?
Are you okay with the possibility of delays, cost overruns, and permit issues?
If you're hoping to be settled before the next school year or don't have time for contractors flaking on tile deliveries, selling might actually be less stressful.
5. Don't Overbuild for Your Block
This happens a lot in older Pembroke Pines neighborhoods, especially in non gated sections of Chapel Trail, West Pines, and Century Village.
A $100K designer kitchen might look great, but if the rest of your street is original 1990s, that ROI probably won't pencil out. You'll enjoy it, sure, but don't expect buyers to pay you back in full.
Here's the rule: Don't be the most expensive house on the block.
If comparable homes in your neighborhood are selling for $450K–$500K, dumping $75K into renovations that push your value to $550K won't work. Buyers shopping in that $450K–$500K range won't pay the premium, and buyers shopping at $550K+ are looking in different neighborhoods with newer builds or premium locations.
The move:
Before you remodel, check recent comps. If your home is already near the top of your neighborhood's price range, you're better off selling and moving to a neighborhood that supports higher values.
WHEN TO REMODEL (AND STAY)
You should seriously consider remodeling if:
✅ Your mortgage rate is under 4.5% (jumping to 6.22% will cost you hundreds per month)
✅ You love your neighborhood, schools, and location
✅ The issues are mostly cosmetic (outdated kitchen, bathrooms, flooring)
✅ You have equity and can afford the remodel without overextending
✅ You plan to stay 5+ years (gives you time to enjoy the upgrades and recoup costs)
✅ Your home is in a desirable area (Silver Lakes, Monterra, Chapel Trail gated) where updates will hold value
The best remodels in Pembroke Pines right now:
Kitchen updates ($30K–$50K): New cabinets, quartz counters, stainless appliances, modern backsplash
Master bath refresh ($15K–$25K): Walk in shower, double vanity, new tile
Impact windows ($20K–$40K): Lowers insurance, increases value, adds peace of mind
Pool resurfacing/equipment upgrades ($8K–$15K): Much cheaper than adding a pool from scratch
Flooring replacement ($8K–$15K): Luxury vinyl plank throughout, modern and durable
WHEN TO SELL (AND MOVE ON)
You should seriously consider selling if:
You've outgrown the space (need more bedrooms, bigger yard, home office)
You want a different neighborhood or school zone
Your home has layout issues that can't be easily fixed (no master suite, weird floor plan, small lot)
You're sitting on significant equity and can upgrade without stretching your budget
You're in a desirable area and your home will sell quickly even in a slower market
You don't want to deal with construction chaos
Your mortgage rate is already 5%+ (less painful to trade up)
The best sell and move scenarios in Pembroke Pines right now:
Trading up from a townhome to a single family home (if you've built equity and want a yard/pool)
Moving from non gated to gated (Silver Lakes, Monterra, Grand Palms for security and amenities)
Upgrading school zones (moving into Embassy Creek Elementary or Cooper City High zones)
Downsizing from a large home to something more manageable (empty nesters, retirees)
Relocating for work/lifestyle (closer to FLL Airport, closer to family, quieter street)
THE ROI REALITY: WHAT RENOVATIONS ACTUALLY PAY BACK
Not all remodels are created equal. Here's what you can expect in terms of return on investment (ROI) in Pembroke Pines:
High ROI (60–80% payback):
Minor kitchen updates (paint cabinets, new counters, hardware)
Bathroom refreshes (new vanity, tile, fixtures)
Fresh paint (interior and exterior)
Landscaping and curb appeal
Impact windows
Medium ROI (40–60% payback):
Full kitchen remodel (cabinets, appliances, layout changes)
Master bath addition or expansion
Flooring replacement
Pool resurfacing/equipment upgrades
Low ROI (20–40% payback):
Adding a pool from scratch (unless common in your neighborhood)
High end luxury finishes (custom cabinets, marble counters, designer fixtures)
Major additions (adding square footage, extending the home)
The takeaway: Focus on updates that improve livability and appeal without overbuilding for your neighborhood. You'll enjoy the upgrades while you live there, and you'll recoup a reasonable amount when you sell.
WHAT I’D TELL A FRIEND
If you like your current neighborhood, your mortgage rate is low, and your issues are mostly cosmetic then remodel. Do it smartly, and you'll boost both your enjoyment and your home's value.
But if you're dealing with layout limitations, growing family needs, or a location that just doesn't work anymore, start prepping to sell. Especially if your home is clean, functional, and in a sought after school zone. You're still in a solid position to attract serious buyers, even in a slower market.
Here's my gut check:
Remodel if:
You love where you are, your rate is under 4.5%, and you just need cosmetic fixes.
Sell if:
You've outgrown the space, hate the location, or want features (pool, bigger lot, better schools) that your current home can't provide.
And if you're truly on the fence? Run the numbers both ways. Compare the cost of remodeling + your current monthly payment vs. the cost of selling + your new monthly payment. That math will usually tell you the right answer.
Want help running the numbers or referrals for contractors and agents? I've got you. Just ask.
Have a question for next week's Ask Mike? Hit reply and ask. I answer every one.
