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

This week's housing update shows a continuation of the February slowdown in Pembroke Pines with more listings, fewer contracts, and another price dip.

The numbers:

What's happening:

Inventory is climbing for the second straight week, but buyer activity is dipping. Homes are sitting an average of 50 days before going under contract. The median price dropped another $11K, bringing us $56K below late January's peak. This isn't a crash, it's a market recalibration as buyers regain leverage and sellers adjust expectations.

Mortgage rates:

With a 30 year fixed at 6.22% (down slightly from 6.27%), a median priced home ($464,000) with 5% down comes out to roughly $2,703/month in principal and interest before taxes and insurance. The lower home price and lower rate save buyers about $88/month compared to last week.

What it means:

Buyers: You're in the driver's seat. More options, less competition, more negotiating power. This is the best environment we've seen in years. Take your time and make smart, data driven offers.

Sellers: Price right from day one or prepare to sit. With inventory climbing and contracts falling, overpriced homes are getting ignored. The market rewards sellers who price aggressively and show well.

Bottom line:

If you're buying, don't rush. this is your window. If you're selling, price strategically and market hard. If you're watching, this shift is creating opportunity for those paying attention.

→ 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 2, 2026

This Week's Question…

Should I remodel or sell my house?" That was a question I got from a homeowner in Silver Lakes wondering how to make the right move in Pembroke Pines.

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 here's the framework to help you decide.

The 5 Key Questions:

1. Do the math on both options

Remodeling isn't cheap:

But selling has big costs too:

And the killer: If your mortgage is under 4% and you jump to 6.22%, you could pay $1,000+ more per month. That's $13,000+ annually just in interest.

2. Know the local market

We're at 6.3 months of inventory, a buyer's market. If your home is in a desirable school zone or gated community, you're positioned well. But if it needs serious updates, you may not get top dollar right now.

Buyers are pickier than they've been in years. Talk to a local agent to find out what your home could realistically sell for and what small improvements might boost that number.

3. What are you really trying to solve?

Can be fixed with a remodel:

Can't be fixed with a remodel:

Be honest: Are you fixing a cosmetic problem or a fundamental one? If it's the latter, remodeling won't solve it.

4. Don't overbuild for your block

A $100K designer kitchen looks great but if the rest of your street is original 1990s, you won't get that money back when you sell. Check comps first. Don't be the most expensive house on the block.

5. Factor in timing and chaos

A kitchen remodel = 8–12 weeks of dust, noise, and no kitchen.

Selling = showings, packing, inspections, but a clearer timeline (30–45 days to close).

If you need to be settled before the next school year, selling might actually be less stressful.

The Bottom Line:

Remodel if: You love your neighborhood, your rate is under 4.5%, and your issues are mostly cosmetic.

Sell if: You've outgrown the space, want a different location, or need features your current home can't provide.

Still on the fence? Run the numbers both ways. Remodel cost + current payment vs. selling costs + new payment. The math will tell you.

→ Read the full breakdown with detailed ROI analysis, specific remodel costs by project, and when each strategy makes the most sense: Should I remodel or sell my house?

What $900K Gets You in Pembroke Falls

This week's spotlight is a spacious 4 bedroom, 3 bath home in Pembroke Falls that delivers nearly 2,900 square feet of single story living, full hurricane protection, and resort style amenities, all in one of Pembroke Pines' most desirable gated communities.

The highlights:

What to watch:

The value play:

At $318/sq ft, this is priced competitively for an updated, single story home in a gated community with A rated schools. The listing says "priced for quick sale," which suggests seller motivation. Serious buyers need to act fast.

Income needed: $303K–$367K annually (28% ratio) depending on flood insurance costs.

The takeaway:

This is what single story convenience looks like in Pembroke Falls. Nearly 2,900 sq ft, full hurricane protection, remodeled primary bath, gas kitchen, and resort amenities. No pool, but access to community facilities. Homes like this don't last long in Pembroke Falls when priced correctly.

→ Read the full property breakdown with market comps, affordability analysis, and buyer profile: What $900K Gets You in Pembroke Falls

Get ready for perfect South Florida weather with highs in the mid-70s, 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:

Saturday & Sunday - February 7-8

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

Devonaire delivers gated security, resort style amenities, and walkable convenience starting in the $270K–$325K range. That's not a typo. You're getting Pemboke Pines living for less than half the cost of a single family home in the same area.

What makes Devonaire stand out:

Location: Devonaire sits at 11100 SW 6th Street, bordered by Pines Boulevard to the north and Flamingo Road to the west. You're in the heart of Pembroke Lakes South, one of the most convenient and established neighborhoods in Pembroke Pines.

The homes: Devonaire was built in 2001–2002 and consists of approximately 85 units across multiple low rise buildings. The community offers a mix of 1, 2, and 3 bedroom floor plans designed for different lifestyles and budgets.

Current price ranges (as of early 2026):

HOA: Monthly HOA fees at Devonaire typically run under $400/month (exact fees vary by unit size but average around $0.38 per square foot) and cover water/sewer, cable tv, common area maintenance, fitness center, clubhouse and more.

Market performance: Inventory in Devonaire doesn't sit long when priced correctly. Well maintained units with updates (newer appliances, fresh paint, modern finishes) sell in 30–60 days. Investor grade units (tenant occupied, less updated) may sit 60–90 days but still move consistently.

Insider tip: If you're buying in Devonaire, focus on top-floor (3rd floor) corner units with lake views as these units sell and rent faster than interior ground floor units.

The takeaway: Devonaire at Pembroke Pines isn't trying to be Monterra or Silver Lakes. It's not competing with $900K single family homes. And that's exactly why it works. If you're a first time buyer, investor, or downsizer looking for affordability without sacrificing location or amenities, Devonaire deserves a serious look.

→ Read the full Monterra neighborhood guide: Devonaire at Pembroke Pines

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.