Here’s everything you need to know about Pembroke Pines real estate this week.
📈 MARKET INSIGHTS: More Homes But Buyers Aren’t Keeping Pace
Inventory surged this week.
The numbers:
70 new listings (up 25% from 56)
Contracts improved to 41 (up from 34)
Median days on market dropping to 37 (from 54)
Median price jumped to $499,000 (up from $474,950)
Mortgage rates: Rates climbed to 6.62% from 6.49%
Bottom line: Inventory is building faster than demand is absorbing it. 70 listings vs. 41 contracts means buyers have more choices, and that's starting to shift leverage. The 17 day drop in days on market signals well priced homes are moving quickly but the widening gap between supply and demand tells the fuller story.
Read the full breakdown → Pembroke Pines Market Pulse | March 30, 2026
❓ASK MIKE
"How do I know what the best price is to list my home?" Every seller wants a number. But pricing isn't about picking a number it's about understanding the forces that create it.
The Answer
Every successful sale sits at the intersection of three truths:
1. The Truth of the Market: Don't just look at sold comps. Look at what's under contract (what buyers are choosing now) and what's active (your competition). "Under contract" tells you perceived market value, the number buyers are using today.
2. Your Truth: How fast do you need to move? What number makes you feel good? Where's your walk-away line? Your timeline and goals change your pricing strategy.
3. My Truth (The Strategy): There are three pricing strategies that matter:
Aspirational pricing — test the market (unique homes, no rush)
Perceived market value — align with current activity (most sales)
Event pricing — price aggressively to create competition (speed and urgency)
The key: You can always change the price but if you do, you have to change the strategy too.
→ Read the full breakdown on how to choose the right strategy for your home: How Do I Know What the Best Price is To List My Home?
🏡 THIS WEEK'S PROPERTY SPOTLIGHT
What $1.025M Gets You in Silver Lakes Right Now
This week's spotlight is a fully remodeled 4 bedroom, 3 bath pool home in Silver Lakes that delivers a rare combination: 3 car garage, new roof, new AC, complete hurricane shutters, and corner lot on cul-de-sac without the deferred maintenance that typically comes with homes at this price.
The highlights:
Price: $1,025,000
Living space: 2,843 sq ft on 8,534 sq ft corner lot
Layout: 4 bedrooms, 3 baths, primary suite upstairs with sitting area + dual walk-ins
3 car garage (rare at this price, adds $20K–$35K value)
New major systems: Roof, AC, garage door (removes $30K–$50K immediate expenses)
Complete hurricane shutters (full storm protection, wind mitigation certificate available)
Fully remodeled (oversized kitchen, pool views, move-in ready)
Corner lot on cul-de-sac entrance (privacy, light, low traffic)
Private pool with generous backyard space
HOA: $250/month (includes cable, internet, security)
The value play:
At $360/sq ft, this is competitively priced for Silver Lakes with 3 car garage and complete updates. Most $1M homes have 2 car garages or need $30K–$50K in system replacements. This one delivers family sized space (2,843 sq ft), premium parking, turnkey condition, and major systems done.
→ Read the full property breakdown with market comps, affordability analysis, and buyer profile: What $1M Gets You in Pembroke Pines Right Now
☀️ WEEKEND WATCH
Easter weekend in Pembroke Pines: three open houses spanning $675K to $1.5M, 58,000 Easter eggs across two locations, and a weekend packed with family friendly events.
Three Open Houses Worth Your Time:
$1,575,000 luxury home (Saturday 12-3PM) — see what top of market looks like in The Pines
$825,000 move up property (Saturday 1-4PM) — competitive mid to upper range
$675,000 entry level single-family (Sunday 2-5PM) — where the market starts for most buyers
Three Events to Catch:
Annual Easter Egg Hunts (Saturday 10AM sharp) — 58,000+ eggs, bounce houses, games at Pembroke Shores Park & Pines Recreation Center
FRANKcontemporaries en Español (Saturday 2-4PM) — artist talk with Adrián Sosa at The Frank C. Ortis Art Gallery
Family Day at The Frank (Saturday 11Am - 1PM) — free storytime, art activities, scavenger hunt
Pro Tip: Walk all three open houses this weekend. You'll instantly understand what $675K vs $825K vs $1.5M actually gets you in today's market. And if you're not house hunting, hit the egg hunt anyway. This is one of those "this is why we live here" weekends.
Reply OPEN HOUSE for the full weekend list.
Reply TOUR to schedule a private showing.
Read the full Weekend Watch with addresses and event details → Easter Weekend 2026 in Pembroke Pines
📍 LOCAL SPOTLIGHT: Reflections At Pembroke Pines
Located at 1701-1911 NW 96th Terrace in Pembroke Lakes, Reflections at Pembroke Pines represents something rare: garden style condo living in a central location.
Built in 1988 with 2 story buildings and 308 units, ranging from 628 to 1,093 square feet. No high rise elevators. Just low rise buildings with two pools, updated gym (2022), tennis, basketball, and Bayberry Lake views.
Why it matters:
Current pricing runs $195K–$337K, making it one of the most accessible condo options in central Pines. Units sell in an average of just 29 days at $335/sq ft.
The value equation:
HOA fees run $300–$400/month including water, trash, two pools, gym, tennis, basketball, and security. No rental restrictions and units can be rented immediately.
Bottom line:
Reflections sits in that middle ground, not the cheapest, not the newest, but always in reach for a large pool of buyers. First time buyers need around $92K–$106K household income to qualify. That's significantly less than $500K+ single family homes.
Garden style living. Central location. Practical pricing.
[Read the full breakdown →] Reflections 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.
