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

The market woke up this week.

The numbers:

What's happening: Homes are selling 17 days faster than last week. Median price spiked to $589,500 (up $97K), reflecting higher priced inventory moving again

Mortgage rates: Rates dipped to 6.14%, easing payment pressure slightly.

Bottom line: Buyer urgency is back. Homes priced right are moving in 35–45 days. Hesitation is getting more expensive. This isn't a frenzy, but it's momentum and I'm watching to see if it holds.

→ Read the full Market Pulse with 3 scenarios for what happens next, detailed affordability breakdown, and neighborhood insights: Pembroke Pines Market Pulse | Feb 23, 2026

This Week's Question…

"How much leverage do buyers have right now on inspections, repairs, and contingencies?" That was a question I got from a seller who remembers last year's chaos and wants to know if things have actually changed.

The Answer

Last year, buyers felt like they were walking on eggshells. Ask for repairs? Risk losing the house. Add contingencies? Seller moves to the next offer.

This year feels calmer. But does "calmer" mean more leverage?

Yes — but not everywhere, and not on everything.

Where Buyers Have Gained the Most Leverage:

1. Inspections are back

Full inspection periods are standard again. Repair requests are getting negotiated. Sellers are more open to credits.

Why? Homes are sitting longer (6.3 months inventory in Pembroke Pines). Sellers don't want deals falling apart over fixable issues.

2. Insurance related repairs matter more

With Florida insurance tightening, buyers are successfully negotiating on:

Sellers know the next buyer's inspector will find the same issues, so they're addressing them upfront.

3. Appraisal contingencies are normal again

Buyers aren't waiving appraisals or covering big gaps like they were last year. With rates at 6%+, buyers are payment-sensitive and don't have extra cash lying around.

Sellers are pricing more carefully because they know appraisal issues will renegotiate or kill deals.

4. Buyer agent commissions? Not the drama people expected

The NAR settlement changed the rules, but locally, most sellers are still offering 2.5%–3% compensation to buyer agents. It's disclosed differently now, but it's happening.

Why? Sellers want maximum exposure, and most buyers can't pay their agent out of pocket.

Where Buyers DON'T Have Leverage:

Well priced, move-in ready homes in desirable neighborhoods — these still get multiple offers

Homes with unique features buyers want — pools, waterfront, premium school zones, recent renovations

Homes that just hit the market — sellers have time and confidence

The Big Difference:

Last year was speed and competition. Whoever moved fastest and asked for least won.

This year it’s condition and payment. Buyers have leverage on inspections, repairs, appraisal protections, and insurance fixes. They don't have unlimited leverage on price if a home is well-priced.

The Bottom Line:

Use your leverage strategically: ✅ Do full inspections ✅ Negotiate real issues (HVAC, roof, electrical), not cosmetic nitpicks ✅ Keep your appraisal contingency ✅ Be reasonable - push too hard on a well priced home and you'll lose it

This isn't 2021. But it's also not a clearance sale. It's a thinking person's market.

→ Read the full breakdown on when you have the most leverage, when you don't, and how to negotiate repairs and contingencies without blowing up the deal: How Much Leverage Do Buyers Have in Negotiations Compared to Last Year?

What $575K Gets You in Towngate Right Now

This week's spotlight is a completely remodeled 3 bedroom, 2.5 bath two story home in Towngate that delivers modern kitchen, updated bathrooms, contemporary finishes, and A rated school zoning, all under $600K in one of Pembroke Pines' most sought-after family neighborhoods.

The highlights:

What to watch:

The value play:

At $336/sq ft, this is priced at the lower end for fully remodeled homes in Pembroke Pines. Comparable updated properties are selling at $600K–$650K. You're getting complete kitchen and bath renovations, contemporary finishes, and move-in ready condition plus the advantage of Flood Zone X (no flood insurance) and low $150/month HOA.

Income needed: $174K–$185K annually (28% ratio).

The takeaway:

This is what turnkey looks like under $600K. Completely remodeled kitchen, all bathrooms updated, modern finishes throughout, A rated schools, community pool, and no flood insurance requirement. Nothing to do but unpack. Homes like this don't last long when priced correctly in Towngate.

→ Read the full property breakdown with market comps, affordability analysis, and buyer profile: What $575K gets you in Towngate

This weekend, we're covering the full price spectrum in Pembroke Pines, from a sub $600K opportunity to a near $1M property with a 5-hour open house window.

Plus: a glow in the dark 5K, live Peruvian music, and a Beatles tribute show if you need reasons to leave the couch.

3 Open Houses to Tour:

3 Events to Catch:

Pro Tip: Tour the houses during the day. Drive the neighborhoods at night. You'll learn more in 20 minutes than any listing description will ever tell you.

Reply OPEN HOUSE for the full weekend list.
Reply TOUR to schedule a private showing.

→ Read the full Weekend Watch with addresses and open house times: Open Doors & Neon Nights

Tucked at Taft Street and Palm Avenue, East Lakes Townhomes is a 332 unit community that doesn't chase attention but quietly delivers practical value with built in protection.

Most buyers see the affordable pricing ($340K–$430K for updated units) and central location. What they don't see until they're under contract? One of the strictest HOA approval processes in Pembroke Pines.

What makes East Lakes different:

Translation: This isn't a "buy it and Airbnb it" neighborhood. It's designed for owner occupants who plan to stay.

Why it works:

At $130/month HOA, you're getting exterior painting, roof maintenance, pool, tennis, trash, and street maintenance. You're also midway between I-75 (west) and Turnpike/I-95 (east), perfect for commuters heading either direction.

Who it's for:

First time buyers planning to live there long term, downsizers wanting minimal maintenance, and buyers who value stable neighbors over speculative turnover.

Who it's NOT for:

Short term investors, buyers with recent credit challenges, or anyone expecting fast closings.

Bottom line: East Lakes doesn't attract hype. It attracts commitment. And in a market where investor activity can distort pricing, that structure quietly protects value.

Sometimes the smart play isn't the flashiest community. It's the one that filters for quality.

[Read the full breakdown →] EAST LAKES TOWNHOMES: AFFORDABLE AND STRUCTURED

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.