Here’s everything you need to know about Pembroke Pines real estate this week.

After two weeks of falling prices and rising inventory, the market just threw a curveball: fewer listings, flat buyer activity, and a $35K median price jump.

The numbers:

What's happening: Inventory dropped for the first time in weeks while buyer activity stayed essentially flat. The median price spiked $35,500 in one week, and not because homes are suddenly worth more, but because the mix of what's selling skewed higher priced. Homes are moving faster (45 days vs. 50), but with fewer listings hitting the market, the strong buyer's market is tightening.

Mortgage rates: With a 30-year fixed at 6.18% (down slightly from 6.22%), a median priced home ($499,500) with 5% down comes out to roughly $2,913/month in principal and interest before taxes and insurance. The lower rate saves buyers $23/month, but the $35K price increase costs $214/month more. Net impact: $191/month more expensive than last week.

What it means: Buyers: Your leverage is shrinking. Fewer options, similar competition, and rising prices. If you've been waiting for prices to fall, understand this: falling inventory usually precedes rising prices, not falling ones.

Sellers: You're in a better position than last week, but don't get greedy. The $35K median spike doesn't mean your home is worth $35K more. Price based on recent comps, not this week's median. Well priced homes are moving in 45 days. Overpriced ones are sitting 70+.

Bottom line: This isn't a runaway market, but the buyer advantage is narrowing. If you're buying, move decisively on good properties. If you're selling, price right and show well. If you're watching, inventory is the key variable, when supply tightens, prices follow.

→ Read the full Market Pulse with 3 scenarios for what happens next, detailed affordability breakdown, and neighborhood-by-neighborhood insights: Pembroke Pines Market Pulse | Feb 9, 2026

This Week's Question…

"Can I get in trouble for unpermitted work I didn't do?"

That was a question I got from a buyer looking at a home in East Pembroke Pines with a converted garage that was clearly never permitted.

The Answer

Short answer: Yes.

With so many older homes in Pembroke Pines hitting the market, many with garage conversions, bonus bathrooms, and enclosed patios from previous owners, buyers are inheriting more than they bargained for.

When you buy a home, you're not just buying what's on the MLS. You're buying everything attached to that parcel of land, including unpermitted work. And once it's yours, so is the liability.

The Key Issues:

1. You inherit all liabilities

2. How it gets discovered

3. Can you sue the previous owner?

Probably not successfully. Unless you can prove they knowingly concealed it (hard and expensive), you're out of luck. Most purchase agreements include "as-is" clauses that limit recourse after closing.

By the time you think about suing, you've already spent more than it would cost to just fix it.

4. What to do if you're under contract

5. Most common unpermitted work in Pembroke Pines

The Bottom Line:

Walk away if: The work is structural and unpermitted, the seller won't cooperate, the city says it can't be retroactively permitted, or you can't afford to fix it.

Negotiate if: The work was done well and just needs permits, it's minor/cosmetic, the seller is willing to resolve it or offer a credit, and you have a clear plan forward.

Already own a home with unpermitted work? Talk to a licensed contractor and the city's Building Department. Get after the fact permits, remove the work, or at minimum get a professional assessment. Don't wait, it won't go away and will only get more expensive.

Unpermitted work doesn't care who did it. Once it's on your property, it's your responsibility.

→ Read the full breakdown with detailed guidance on after the fact permitting, what to ask the seller, when to walk vs. negotiate, and how to protect yourself before closing: Can I Get In Trouble for Unpermitted Work I Didn't Do?

What $635K Gets You in Hollywood Lakes

This week's spotlight is a meticulously maintained 3 bedroom, 2 bath home in Grand Palms that delivers golf course views, gated resort style living, and full hurricane protection, all for under $650K in one of Pembroke Pines' most established communities.

The highlights:

What to watch:

The value play:

At $385/sq ft, this is priced 15–20% below typical golf course homes in gated communities (which start at $750K+). You're getting fairway views at essentially interior lot pricing. The home is in original condition, offering value add opportunity: update strategically and build equity.

Income needed: $224K–$285K annually (28% ratio) depending on flood insurance costs.

The takeaway:

This is what affordable golf course living looks like in Pembroke Pines. Direct fairway views, gated security, resort amenities, single story layout, and A rated Walter C. Young Middle School zoning, all under $650K. It's in original condition but spotless and well maintained. Update it to your taste and you'll have a modernized golf course home worth $750K–$800K.

→ Read the full property breakdown with market comps, affordability analysis, and buyer profile:What $635K Gets You in Pembroke Pines

Get ready for another perfect South Florida weather with highs in the low 80s, sunny skies, zero rain. 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 - February 7-8

LOCAL EVENTS THIS WEEKEND

→ See full weekend guide with open house tips and event details: Valentines Weekend in Pembroke Pines

The Landings delivers gated security, real square footage, and lots of amenities in the heart of Central Pembroke Pines without jumping into $900K+ luxury pricing.

You're getting single family homes and townhomes in a secure, established community for significantly less than newer master planned neighborhoods nearby.

What makes The Landings stand out:

Location: The Landings is tucked into central, west Pembroke Pines near I-75, Memorial Hospital West, C.B. Smith Park, and The Shops at Pembroke Gardens. You’re minutes from major highways, shopping, dining, and parks but insulated inside a quiet, gated neighborhood with mature trees and winding streets.

The homes: The Landings consists of approximately 441 homes, including both single family residences and townhomes. Homes typically feature 3–4 bedrooms, 2 car garages (in most single family properties), private yards, and functional layouts built for real everyday living. Townhomes offer a more affordable entry point while still enjoying full community amenities.

Current price ranges (as of early 2026):

HOA: HOA fees are generally reasonable compared to newer gated communities and cover gated security, pool, tennis court, clubhouse, and common area maintenance. Townhome sections may include additional exterior maintenance depending on the phase.

Market performance: Homes in The Landings move steadily when priced correctly. Updated properties with renovated kitchens, impact windows, and lake views typically sell within 30–60 days. Original condition homes may sit longer but still attract strong demand due to school zoning and location.

Insider tip: If you're buying in The Landings, prioritize lakefront lots and renovated kitchens. For townhomes, corner units with extra natural light and nearby guest parking tend to command stronger resale value.

The takeaway: The Landings isn’t flashy or ultra modern and that’s the point. It’s stable, well located, and built for long term ownership. If you're a move up buyer, growing household, or someone wanting gated security with real yard space in West Pines, The Landings deserves serious consideration.

→ Read the full Landings neighborhood guide: The Landings

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.