Here’s everything you need to know about Pembroke Pines real estate this week.
📈 MARKET INSIGHTS: More Listings, Faster Sales But Buyers Are Gaining Ground
The snapshot:
New listings jumped 31% (67 vs 51 last week)
Contracts up 33% (36 vs 27)
Homes moving 29% faster (37 days vs 52)
Median price dropped $80K (to $519,763 from $600K)
What it means:
For buyers: You just got more options and negotiating room. The $80K median price drop (from $600K to $519,763) saves $490/month in P&I. Plus rates dipped to 6.18% (saves another $30/mo). Combined: $520/month savings vs last week. Income requirement dropped from $234K-$272K to $165K-$209K. That opens the door to a LOT more buyers. If you're pre-approved, this is your window.
For sellers: Your competition increased (67 new listings vs 51 last week), but serious buyers are still out there. Days on market dropped to 37 (from 52), well priced homes are STILL getting traction fast. But the $80K median price drop signals buyers have more options. You cannot afford to overprice. Homes sitting longer than 45 days in this market are overpriced.
Market observation: The market is bifurcating. Affordable homes ($400K-$600K) are moving. Luxury homes ($800K+) are sitting. The middle depends on location, condition, pricing.
→ Read the full Market Pulse with 3 scenarios for what happens next and detailed affordability breakdown: Pembroke Pines Market Pulse | Jan 19, 2026
❓ASK MIKE
This Week's Question
What worse: pricing too high or pricing too low?
The Answer:
This is THE question every seller asks and the one that makes or breaks your sale.
If you're thinking about selling in Pembroke Pines this year, pricing strategy is everything. We're not in the wild seller's market of 2021 anymore, but homes still move fast if they're priced right.
So your question cuts to the core: Is it more dangerous to aim too high… or go too low?
Let me break down exactly what happens in each scenario and why one is WAY more risky than the other.
Scenario 1: What Happens When You Price Too High
You miss the critical first 7-10 days
Serious buyers skip you and think you are unrealistic
Your home sits and sitting creates stigma
You’re Forced to take a price cut which makes you look desperate
You end up selling for less than if you’d priced it right initially
Scenario 2: What Happens When You Price Slightly Under Market
You create immediate urgency
You get more showings = more offers = better negotiating position
Buyers compete against each other (not against you)
“Too low” rarely stays low
You control the timeline
Let's be clear: There's a difference between "pricing aggressively" and "pricing stupidly low."
Pricing aggressively: Listing at $739K when comps support $750K = smart strategy that generates competition
Pricing stupidly low: Listing at $650K when comps support $750K = leaving $100K on the table
Translation: Pricing slightly under market ($10K-$20K) has virtually zero downside. Pricing over market has MASSIVE downside.
→ Read the full Ask Mike and go into more detail on each scenario and the real world math behind it: What's Worse: Pricing Too High or Pricing Too Low?
🏡 THIS WEEK'S PROPERTY SPOTLIGHT
What $920K Gets You in Pembroke Pines
Location: Grand Palms (Grove Place)
Price: $919,999
Beds/Baths: 5BR / 3BA
Square Footage: 2,845 sq ft living | 6,573 sq ft lot
Style: Two story lakefront pool home
Days on Market: 2
HOA: $466/month
Flood Zone: (verify with listing agent)
Market context: Lakefront homes in gated golf communities in Pembroke Pines typically start at $1M+. Finding one under $920K is increasingly uncommon.
Affordability: $6,363-$6,563/month all in (need $272K-$315K household income).
Educational note: Water frontage adds 10-15% to pricing in gated communities Grand Palms consistently holds value due to golf amenities and location. Major system updates like roofs can add $20K-$30K in immediate value and make financing/insurance easier
→ Read the full property breakdown with market comps and buyer profile: What $920K Gets You in Pembroke Pines
☀️ WEEKEND WATCH
This is another weekend with great weather; 57-77°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
$664K | 10140 NW 21st Ct | 4BR/2BA | Sat 11am-2pm
$769K | 19313 NW 11th St | 5BR/3BA | Sun 12pm-3pm
$680K | 9611 NW 3rd St | 4BR/2BA | Sat & Sun 11:30am-3pm
LOCAL EVENTS THIS WEEKEND
Clay Day: Hand-Built Vases & Forms | Studio 18 | Sat 11am
Swing & Connect: Range Night | AllGolf CB Smith Park | Fri 6:30pm-8:30pm
Seed: The Untold Story (Film + Panel) | South Regional/Broward College Library | Sat 3pm-5:30pm
→ See full weekend guide with event details: Things To Do In Pembroke Pines
📍 LOCAL SPOTLIGHT: Colony Point
This week we spotlighted Colony Point, one of Pembroke Pines' most established 55+ communities and one of the most affordable ways to access gated, resort style living if you're downsizing or retiring.
Quick hits:
Price range: $125K-$300K for 1-3 bedroom condos
HOA: $650-$750/month (covers cable, internet, water, trash, security, amenities, and a free shuttle service)
Location: Central Pembroke Pines, half a mile from Memorial Hospital West
Amenities: Heated pool, hot tubs, saunas, tennis, racquetball, pickleball, fitness center, theater, clubhouse, walking paths around the lake
Free shuttle: Runs 3x/week to Publix, Walmart, the mall, and more
The catch: No pets. No leasing. 55+ only. Buildings are from 1979-1981, so expect periodic special assessments. But for under $2,000/month all in with zero exterior maintenance, it's one of the best value plays in the 55+ market.
Who it's for: Active adults ready to trade yard work and home maintenance for amenities, security, and a lock-and-leave lifestyle.
→ Read the full Laguna Isles neighborhood guide: Colony Point
📊 STAT OF THE WEEK
Homes in Pembroke Pines are taking 62% longer to sell than last year.
The average days on market jumped from 48 days in January 2024 to 78 days in January 2025. Homes are sitting longer, and the urgency has cooled.
What it means: Buyers have more time to tour, negotiate, and conduct proper due diligence. Sellers need to price strategically and make sure their homes show well. The "list it and it sells tomorrow" era is over, at least for now.
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.
