Here’s everything you need to know about Pembroke Pines real estate this week.
📈 MARKET INSIGHTS: Listings Surge, Prices Jump, But Buyers Are Still Biting
After a slow holiday stretch, Pembroke Pines just snapped back into action, big time.
The snapshot:
New listings jumped 31% (51 vs 39 last week)
Pending sales nearly doubled—up 93% (27 vs 14)
Homes moving 21% faster (52 days vs 66)
Median price jumped to $600K (up from $510K)
What it means:
For sellers: You've got momentum right now. Buyer activity surged 93% this week, nearly double last week's pace. Homes that are clean and priced right are moving in 52 days (down from 66). If you've been thinking about listing, this is your window. But don't get greedy. The homes moving fast are priced just under the competition, not testing top dollar.
For buyers: The window is closing fast. You're competing with twice as many active buyers as last week. That home you've been watching for 60 days? Someone else is writing an offer this week. If you can afford the payment and you've found the right home, stop waiting and make a fair, competitive offer based on real comps.
The affordability reality: That $600K median home costs $4,500-$4,900/month all-in (P&I + taxes + insurance + HOA). You need $193K-$216K annual household income to afford it comfortably. Buyers are adapting to this reality as 27 contracts this week proves it.
Neighborhood spotlight: Chapel Trail saw multiple new contracts this week. Silver Lakes finally got a contract after weeks of sitting. West Pines non gated homes over $600K? Still slow.
→ Read the full Market Pulse with 3 scenarios for what happens next and detailed affordability breakdown: Pembroke Pines Market Pulse | Jan 12, 2026
❓ASK MIKE
This Week's Question
What does "Under Contract," "Pending," and "Accepting Backups" actually mean?
The Answer:
Great question and one that confuses a lot of buyers (and even some agents).
The short answer: In our local MLS, "Under Contract" and "Pending" mean the exact same thing. They're used interchangeably. So don't overthink the terminology.
But here's what you actually need to know about each status and why "Accepting Backup Offers" might be your biggest opportunity.
When you see Under Contract/Pending labels, here's what's happening:
The seller has accepted an offer
The property is no longer actively marketed
The deal is in process but NOT closed yet
Bottom line: The home is NOT sold until it closes. Until then, the deal can still fall apart.
This is where it gets interesting.
"Accepting Backup Offers" means the seller already has a contract in place but they're open to receiving additional offers that can step into first position if the current deal falls apart.
Zillow won’t tell you all of this. Don't assume. If you're interested in a home that's under contract, have your agent call and ask:
"Are they accepting backup offers?"
"Where are they in the contract process?"
"How strong is the buyer's financing?"
→ Read the full Ask Mike with why deals fall apart plus a backup offer strategy: What does "Under Contract," "Pending," and "Accepting Backups" actually mean?
🏡 THIS WEEK'S PROPERTY SPOTLIGHT
What $845K Gets You in Spring Valley
Location: Spring Valley
Price: $845,000 | 4BR/3BA | 2,797 sq ft | 7 days on market
Why it's notable:
True single story layout (no stairs, 2,797 sq ft)
12,319 sq ft corner lot with lake access (nearly 1/4 acre)
Screened 15x30 pool + extended patio
Impact windows + plantation shutters throughout
Low HOA ($105/month)
Market context: Finding a single story pool home with this much space and lake access under $900K is uncommon in Spring Valley. Built 1996, so expect some cosmetic updates needed but location, lot size, and outdoor space justify the price.
Affordability: $5,470-$5,670/month all in (need $240K-$270K household income).
Educational note: Single story homes in Spring Valley command premiums. Corner lots with lake access add 5-10% to value. At 7 days on market, this property is moving. Spring Valley inventory is limited and well priced homes sell within 30-60 days.
→ Read the full property breakdown with market comps and buyer profile: What $845K Gets You in Spring Valley Right Now
☀️ 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
$775K | 1811 NW 119th Ave | 4BR/2BA | Sat 11-1:30pm
$695K | 1289 NW 171st Ter | 3BR/2.5BA | Sun 1pm-4pm
$674K | 10120 Sheridan St | 3BR/2BA | Sun 11am-3pm
LOCAL EVENTS THIS WEEKEND
How to Read and Understand Nutrition Labels | Nutrition Smart | Fri 6pm
Coding Basics with p5.js | SW Regional Library | Sat 1pm-2:30pm
MLK Parade & Community Celebration | The Frank | Mon 9am-12:30pm
→ See full weekend guide with event details: Pembroke Pines MLK Weekend Events
📍 LOCAL SPOTLIGHT: Laguna Isles
One of west Pembroke Pines' most private guard gated communities.
What makes it different:
455 single family homes (built 2000-2007)
Almost every home has lake views or waterfront access
24/7 manned guard gate (real security, not just a code)
Resort amenities: pool, gym, tennis, racquetball, clubhouse
A rated schools: Panther Run Elementary, Silver Trail Middle, West Broward High
Current pricing: $850K-$915K | Average: $851,500 | $274/sq ft
HOA: $292-$300/month (includes cable TV, lawn care, water, sewer, trash, security, all amenities)
Market snapshot: Only 8 homes sold past year (low turnover = satisfaction). Homes move in ~53 days at 97% of asking price.
Insider tip: HOA seems high, but it covers services you'd pay $150-$200/month for separately plus you never mow your lawn again.
→ Read the full Laguna Isles neighborhood guide: Laguna Isles
📰 NEWS YOU CAN USE: What’s Next for the Edison Corridor?
Midtown Capital Partners recently purchased The Edison office campus (formerly known as Pembroke Pointe) for a reported value that signals developer confidence in the corridor's future.
Here's what's already approved or in planning:
Up to 350 multifamily units on roughly 8-9 acres just south of the existing office buildings
Hotel development with structured parking
Mixed-use vision designed to create walkable live-work-play density
Midtown Capital has indicated interest in eventually pursuing an apartment project on this site and adjacent property but hasn't announced construction timelines or detailed designs yet.
WHAT IT MEANS FOR PEMBROKE PINES
Potential positives:
More customers living within walking distance of shops and restaurants near Pines Boulevard
Fewer long car commutes for some office workers
More urban, connected feel to what's been a traditionally suburban, office-heavy corridor
Increased local spending and economic activity
Questions that remain:
Traffic impact: Will Pines Boulevard and I-75 access points handle increased density?
School capacity: Can local schools absorb new families if units attract residents with children?
Rental market absorption: Can western Broward handle multiple apartment projects at once without oversupply?
Translation: It's too early to call this definitively "good" or "bad" for home values. The outcome depends entirely on execution, infrastructure improvements, and market demand.
WHY THIS MATTERS BEYOND PEMBROKE PINES
This isn't just a Pembroke Pines story it's part of a larger trend across western Broward County.
Other planned/under construction projects in the area:
Miramar apartment developments near I-75
Weston mixed use proposals
Sunrise redevelopment projects
The question: Can the rental market absorb hundreds (or thousands) of new units if multiple projects move forward simultaneously?
For investors and buyers: Watch absorption rates, rental pricing trends, and construction timelines. Oversupply = downward pressure on rents = potential buying opportunities for investors but also signals weaker near-term demand.
WHERE TO LEARN MORE
If you want to dig deeper into what's planned and where things stand:
City of Pembroke Pines – Major Current Projects:
https://www.ppines.com/1479/Major-Current-Projects
(See Pembroke Pointe / The Edison section for official city documents and approvals)
City of Pembroke Pines – Current Projects:
https://www.ppines.com/1025/Current-Projects
(Broader I-75 corridor and mixed-use project updates)
Commercial Observer – TPA Group Scores $51M Loan:
https://commercialobserver.com/2021/07/tpa-group-deutsche-bank-edison-pembroke-pines/
(Explains the original mixed-use vision, including 350 apartments and hotel)
The Real Deal – TPA Group Sells Pembroke Pines Offices to Midtown Capital:
https://therealdeal.com/miami/2026/01/14/tpa-group-sells-pembroke-pines-offices-to-midtown-capital/
(Covers the sale and Midtown's interest in adding apartments)
THE BOTTOM LINE
The Edison corridor is evolving from office only to live, work, play but the timeline, design details, and ultimate impact on nearby residents remain uncertain.
If you live nearby:
Stay informed about construction timelines and traffic plans
Attend city planning meetings if you have concerns
Monitor rental market trends to gauge demand
If you're considering buying in west Pembroke Pines:
Understand that this area is changing proximity to new mixed use could be a plus or a minus depending on your preferences
Factor in potential traffic increases during construction and after completion
Consider whether walkability and urban amenities matter to you (if yes, this could enhance value; if no, it might not)
This is one to watch not panic about, but definitely stay informed.
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.
