NEW YEAR, NEW VIBE
I’ve given The Pembroke Pines Report a bit of a refresh with a cleaner format, tighter stories, more of what actually matters if you live, buy, or invest around here.
But let’s be real: this thing is for you.
So if there’s something you want more of (hidden gems, school zone scoop, market truth bombs), hit reply and say so. Just tell me what you need, and I’ll make it happen.
Here’s everything you need to know about Pembroke Pines real estate this week.
📈 MARKET INSIGHTS: Inventory Surges, Buyers Hit Pause
The snapshot:
New listings jumped 62% (39 vs 24 last week)
Buyer contracts dropped 22% (14 vs 18)
Homes sitting 50% longer (66 days vs 44)
What it means: Sellers need to price aggressively from day one. The days of "testing the market" are over. Buyers finally have negotiating room, especially on homes sitting 60+ days.
Neighborhood spotlight: Chapel Trail homes went under contract in 30 days. Silver Lakes? Zero contracts. Same market, different results.
→ Read the full Market Insight analysis with affordability breakdown and 3 scenarios for what happens next: Pembroke Pines Housing Update
❓ASK MIKE
This week's top questions:
Q: "What am I really signing at closing?"
A: Closing day feels like signing your life away because in a way, you are.
Between the title company, the lender, and the real estate agent, you'll see dozens of documents sliding across the table. Initial here, sign there, date this, initial again. It's overwhelming, and most buyers just want to get through it so they can finally get the keys.
But here's what most people don't realize: Only a few of those documents are the real deal and the ones that actually control the loan, the property, and your money.
The Big Three:
The Note – Your promise to repay the loan (makes you personally liable)
The Mortgage – Secures the loan to the property (gives lender right to foreclose)
The Closing Disclosure – Final financial summary (every number should match your Loan Estimate)
The rest? They're important, but they're supporting actors.
→ Read the full Ask Mike with red flags and pro tips for closing day: What Am I Really Signing at Closing?
🏡 THIS WEEK'S PROPERTY SPOTLIGHT
What $769K Gets You in West Pines Right Now
Location: Ameritrail section of Chapel Trail (gated)
Price: $769,000
Beds/Baths: 4BR / 3BA
Square Footage: 2,420 sq ft living | 8,580 sq ft lot
What makes it notable:
Recent renovations (kitchen remodeled in 2024)
Major systems replaced (roof 2019, AC 2021)
Significant outdoor space (3,000 sq ft screened patio)
Gated community amenities (pool, parks, tennis)
Most properties in this price range require buyers to choose between these features. This one offers all of them, which is why it's worth examining as a market case study.
→ Read the full property breakdown with negotiation strategy: What You Can Get for $769K in West Pines Right Now
☀️ WEEKEND WATCH
This weekend's weather is perfect; 78-80°F and sunny. If you're thinking about buying this year, these three open houses will show you what your money actually gets you right now:
OPEN HOUSES
Saturday & Sunday - January 11-12
$769K | 19313 NW 11th St, Chapel Trail (Gated) | 4BR/3BA | Sat 12-3pm
$670K | 10430 NW 19th St, Pembroke Lakes | 3BR/2BA | Sun 10am-1pm
$595K | 8900 NW 11th St | 3BR/2BA | Sat & Sun 8am-7pm
LOCAL EVENTS THIS WEEKEND
Neon Nine: Glow Golf Tournament | Pebmroke Lakes Golf Course | Fri 5pm
ArtLit 2026 | SW Regional Library | Sat 10am-3pm (Free)
3D Abstract Collage Workshop | Studio 18 Art Complex | Sat 11am-1pm
→ See full weekend guide with event details: Open Houses & Glow Golf in Pembroke Pines
📍 LOCAL SPOTLIGHT: Cedarwoods
One of Pembroke Pines' most understated communities and one of its best values.
What makes it different:
All single story townhomes (rare in South Florida)
Fenced yards and private patios (not typical for townhomes)
Low HOA ($113/month vs $200-$400 typical)
Lakefront access and mature landscaping
Central location (walkable to shopping, near I-75)
Current pricing: $410K-$495K for updated units, $360K-$390K for units needing work
Who it's right for: Buyers seeking single story living, downsizers, first time buyers, pet owners, or investors (rental allowed after 1 year)
Insider tip: Only a handful of sales per year due to low turnover. When a good unit hits, it moves fast.
→ Read the full Cedarwoods guide with pros/cons and buyer tips: Cedarwoods Townhouses
📊 STAT OF THE WEEK
That $510K median-priced home? It's actually costing buyers $3,700-$4,000/month when you factor in taxes, insurance, and HOA.
At 6.26% rates, that's nearly $1,200/month more than the same home would've cost at 3% rates in 2021.
This is why buyer activity dropped 22% this week it's not lack of desire, it's affordability math.
💬 NEXT WEEK
Market Insights will cover: Are price cuts coming? Plus neighborhood level data on which communities are negotiating vs holding firm.
Have a question for next week's Ask Mike? Hit reply and ask. I answer every one.
See you next Thursday,
Mike
P.S. New to The Pembroke Pines Report? Here's what you get every Thursday: Market data, Q&As, property insights, open houses, local events, and neighborhood deep dives. All focused on Pembroke Pines real estate.
