Here’s everything you need to know about Pembroke Pines real estate this week.
📈 MARKET INSIGHTS: Fewer Listings, Slower Sales
The market took a breath this week.
The numbers:
New listings: 40 (down 32% from 59)
New contracts: 32 (down 11% from 36)
Median days on market: 58 (up 29% from 45)
Median price: $492,500 (down 1.4% from $499,500)
What's happening: Homes are sitting almost two weeks longer than last week.
Mortgage rates: Rates ticked up to 6.26%, costing buyers about $40/month more.
Bottom line: Buyer urgency is fading. Sellers who price right are still moving homes in 50–60 days. Sellers who don't are sitting 70–90+.
→ Read the full Market Pulse with 3 scenarios for what happens next, detailed affordability breakdown, and neighborhood insights: Pembroke Pines Market Pulse | Feb 16, 2026
❓ASK MIKE
"How does an appraisal work in a Pembroke Pines purchase?" That was a question I got from a buyer who just had their offer accepted and wanted to know what to expect and whether the appraisal could kill the deal.
The Answer
In 2021–2022, appraisals felt like a formality. Fast forward to 2026: prices are adjusting, homes are sitting longer, and appraisals are back in the driver's seat.
But here's what's really changed, it's not just the market. The entire appraisal process was overhauled in 2024.
Old Way vs. New Way:
Old system (pre 2024): Vague descriptions like "Kitchen in good condition." Broad categories. Minimal detail.
New system (UAD 3.6): Every component gets a specific quality rating on a 1–6 scale. Appraisers now document granular details: roof material and age, kitchen cabinet quality, countertop material, flooring type room by room, pool condition and features, impact windows, outdoor kitchens, everything.
Example: Old: "Kitchen in average condition." New: "Cabinetry: Semi-custom, quality 4/6. Countertops: Quartz, quality 5/6. Appliances: Stainless, condition 4/6."
What This Means:
Sellers: Your MLS description now directly impacts your appraisal. Be specific. Don't say "updated kitchen" say "Quartz countertops, soft close shaker cabinets, stainless appliances (2023)." Provide receipts for upgrades. Details help appraisers justify higher ratings.
Buyers: The new system is more transparent, making it easier to challenge errors. If it comes in low, review the ratings carefully and submit a reconsideration of value (ROV) with documentation if the appraiser missed features.
If the appraisal comes in low? Buyer pays the gap, seller lowers the price, meet in the middle, or cancel. Right now, we're seeing more renegotiations than gap coverage.
The Bottom Line:
The appraisal is where the emotional price meets the mathematical price. In 2026, math is winning.
→ Read the full breakdown on how the new appraisal rules work, what to document in your listing, and how to prepare for the new appraisal reality: How do Appraisals Work in Pembroke Pines?
🏡 THIS WEEK'S PROPERTY SPOTLIGHT
What $1.075M Gets You on the Lake in Stoneridge
This week's spotlight is a fully updated 5 bedroom, 2.5 bath lakefront home in Stoneridge Lake Estates that delivers 100 feet of wide lake views, every major system replaced, and a resort style backyard, all without pushing into the $1.3M–$1.5M bracket where lakefront homes typically trade in Pembroke Pines.
The highlights:
Price: $1,075,000
Living space: 2,465 sq ft on an oversized 11,050 sq ft lot
Layout: 5 bedrooms, 2.5 baths, single story, split floor plan, 12 foot ceilings
Lakefront: 100 feet of direct lake frontage with eastern exposure (sunrise over water)
Major systems replaced: New roof (Oct 2022), new AC (May 2025), water heater (2024)
Full updates: Impact windows & doors throughout, renovated kitchen & bathrooms (2022)
Resort backyard: Saltwater pool, outdoor summer kitchen, tiki hut, pergola extension
HOA: $315/month (exceptionally low for gated lakefront community)
What to watch:
Flood Zone AE/X means you'll likely need flood insurance if financing (could add $1K–$2.5K+/year for lakefront, get a quote first)
Seller requests 60-day closing (plan timeline accordingly or negotiate)
Sold "as-is" but with right to inspect (given extensive updates, this protects seller from minor repair requests)
Taxes reflect homestead exemption ($6,937/year currently, buyer can transfer or reapply)
The value play:
At $436/sq ft, this is priced 15–25% below comparable lakefront homes in Pembroke Falls and Silver Lakes ($1.3M–$1.5M+). You're getting authentic wide lake views, turn key condition with $95K–$163K in recent updates, and resort style outdoor living, all in the $1M–$1.3M sweet spot where buyer traffic remains strong.
Income needed: $337K–$410K annually (28% ratio) depending on flood insurance costs.
The takeaway:
This isn't just lakefront, it's 100 feet of sunrise facing water views with every upgrade done right. New roof, new AC, impact protection, renovated kitchen and baths, saltwater pool, and outdoor kitchen. Most lakefront homes at this price need work. This one is move-in ready.
→ Read the full property breakdown with market comps, affordability analysis, and buyer profile:Stoneridge Lakefront with Every Upgrade at $1.075M
☀️ WEEKEND WATCH
Three open houses worth your time plus art, clay, and a little Carnaval energy.
OPEN HOUSES
Saturday & Sunday - February 21-22
$799,000 | 16778 NW 8th St | 4BR/3BA | Sat 10am-1pm
$835,000 | 17036 NW 15th St | 4BR/2BA | Sat 1pm-3pm
$619,000 | 20875 NW 20th St | 3BR/2BA | Sun 11am-3pm
LOCAL EVENTS THIS WEEKEND
Opening Reception: A Golden Watercolor Retrospective | Studio 18 Art Complex – 1101 Poinciana Dr | Fri 7pm-9pm
Clay Day: Wheel Throwing | Studio 18 Art Complex – 1101 Poinciana Dr | Sat 11am-2pm
Carnaval de Barranquilla | Rooftop Live, Hollywood | Fri 8pm-3am
→ See full weekend guide with open house tips and event details: Where to Walk (And Wander) In Pembroke Pines
📍 LOCAL SPOTLIGHT: Cinnamon Place
When buyers hear "Cinnamon," they often assume townhomes. But Cinnamon Place is actually a single family home community and that distinction matters.
In a city where most detached homes are pushing well into the $600Ks and beyond, this central Pines pocket offers something increasingly rare: a real house, with a real yard, at a lower entry point.
What you're getting:
Built in the late 1980s, Cinnamon Place delivers 3–4 bedroom detached homes on modest but functional lots. Think traditional neighborhood streets, driveways (not assigned parking), and usable outdoor space. Current pricing runs $500K–$575K for updated homes, that's $100K–$200K less than comparable detached homes in west Pines gated communities.
Why it works:
You're already central, closer to Pines Boulevard, University Drive, established schools, and everyday shopping. No 15 minute drives back east just to grab groceries. And with minimal or no HOA fees, you're keeping $300–$500/month in your pocket compared to gated communities.
The insider angle:
In Cinnamon Place, upgrades matter more than square footage. Because homes were built in the same era, buyers immediately compare roof age, impact windows, and kitchen updates. The spread between a dated home and a renovated one can be $75K–$100K, even on the same street.
Bottom line:
Cinnamon Place isn't flashy. It's practical. But in today's rate environment, where every $100K in purchase price saves you roughly $600–$700/month in mortgage payments, practical is powerful.
Sometimes the smart play isn't the newest zip code. It's the one people overlook.
Read the full breakdown: Cinnamon Place: Single Family Pocket in 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.
