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

This week's housing update shows a noticeable cooling in Pembroke Pines after an active January start.

The numbers:

What's happening: Homes are taking significantly longer to sell, 59 days vs. 37 last week, and the median price dropped $45K. Fewer new listings hit the market, but more deals are getting done, suggesting buyers are finding opportunities in the slower pace.

Mortgage rates: With a 30 year fixed at 6.27% (up slightly from 6.18%), a median priced home ($475,000) with 5% down comes out to roughly $2,785/month in principal and interest before taxes and insurance. The lower home price saves buyers about $235/month compared to last week, even with the slight rate increase.

What it means: The market is cooling. Sellers who overprice will sit. Buyers who are selective and patient have the upper hand. With homes sitting nearly twice as long and prices easing, there's real room to negotiate.

Bottom line: If you're buying, don't rush. This is the best buyer environment we've seen in years. If you're selling, price strategically from day one. If you're watching, this shift creates opportunity for those paying attention.

→ Read the full Market Pulse with 3 scenarios for what happens next and detailed affordability breakdown: Pembroke Pines Market Pulse | Jan 26, 2026

This Week's Question…

“Is it a buyer’s or seller’s market right now?” comes from a home seller in Towngate.

The Answer

This week we're diving into the one metric that actually tells you who has the power in today's market: months of inventory (the absorption rate).

What is it? Months of inventory measures how long it would take to sell all available homes at the current pace of sales. The formula: Active Listings ÷ Pending Sales (per month).

Why it matters: It tells you in real time whether buyers or sellers have leverage, something median prices and days on market can't fully capture.

The breakdown:

Where Pembroke Pines stands:

What that means: We're in a buyer's market. At the current pace, it would take over 6 months to sell all available inventory, the highest we've seen in years.

For buyers: You have more time, more options, and more negotiating power than you've had since before the pandemic. Homes are sitting 60+ days. Use that leverage.

For sellers: Price right from day one or prepare to sit. Overpricing in a 6+ month inventory market means your home gets stale, buyers move on, and you're forced into embarrassing price cuts that cost you more in the long run.

The takeaway: Under 3 months favors sellers. Over 6 months favors buyers. We're at 6.3 months. Buyers, take your time. Sellers, price aggressively.

→ Read the full breakdown and see what this means for your strategy: Is It a Seller's or Buyer's Market Right Now?

What $890K Gets You in Silver Lakes at Pembroke Pines

This week's spotlight is a completely remodeled 5-bedroom, 3-bath pool home in Silver Lakes that checks all the right boxes for under $900K.

The highlights:

Why it stands out: Most homes at this price point either need major updates or lack a pool. This one is move-in ready with the two biggest expenses already handled; new roof and impact windows. That's $45K–$75K in improvements you're not paying for after closing.

The value play: At $365/sqft, this is priced competitively for a remodeled pool home in a gated community. The nearly 8,000 sq ft lot is larger than most Silver Lakes homes, and having a ground floor bedroom adds flexibility for offices, guests, or multi generational living.

What to watch: Flood zone AE/X means you'll likely need flood insurance if financing. Verify exact costs before making an offer. Also confirm the water heater lease terms as it's leased, not owned.

Income needed: $284K–$337K annually (28% ratio) depending on flood insurance costs.

The takeaway: This is what move-in ready looks like in Silver Lakes. Major systems done, turnkey condition, pool, large lot, and strong amenities. At 8 days on market, it's still fresh but it won't last long if priced correctly.

→ Read the full property breakdown with market comps and buyer profile: What $890K Gets You in Silver Lakes at Pembroke Pines

Get ready for a cold snap; 33-66°F mostly sunny with slight chance of rain Saturday. 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 31 - February 1

LOCAL EVENTS THIS WEEKEND

→ See full weekend guide with event details: Cold Front, Hot Happenings In Pembroke Pines

This week we're diving into Monterra, the gated Mediterranean inspired community that transformed eastern Pembroke Pines and became the blueprint other builders are still trying to copy.

What makes Monterra stand out:

Location: Built on the former Waldrep Dairy property, Monterra bridges Pembroke Pines and Cooper City. You're 10 minutes to I-75, I-595, the Turnpike, and FLL Airport, perfect for commuters going in multiple directions.

The homes: 1,200 single family homes, estates, and townhomes spread across 500 acres and 18 lakes. Mediterranean architecture with courtyards, impact windows, high ceilings, and real design variety, not cookie cutter sprawl.

Price ranges:

HOA: $150-$371/month covers 24/7 manned gated security, video surveillance, resort-style clubhouse, pool, fitness center, tennis, basketball, dog park, walking trails, and more.

School advantage: Though technically in Pembroke Pines, many Monterra residents are zoned for A-rated Cooper City schools (Embassy Creek Elementary, Pioneer Middle, Cooper City High).

Market performance: Average list to sell ratio of 95%, $343/sq ft, 99 days on market. Homes don't hit the market often, and when they do, they command top dollar.

Insider tip: Check out Cascada and Cascada Isle (the townhome sections) for lower maintenance living with full access to all Monterra amenities at a lower price point.

The takeaway: Monterra isn't just desirable, it's the standard. Central location, A+ schools, 24/7 security, resort amenities, and Mediterranean design done right. Inventory moves fast. This is what a master planned community looks like when it's done correctly.

→ Read the full Monterra neighborhood guide: Monterra

59 days. That’s the current median days on market for homes in Pembroke Pines.
That’s up from 37 days just last week, marking one of the sharpest week over week increases we’ve seen in months.

What It Means: Buyers are slowing down, whether it’s from higher interest rates, colder weather, or just more choices, they’re being more selective.

For sellers, that means pricing right from the start is more important than ever. The longer a home sits, the more buyers assume something’s wrong.

For buyers? This is breathing room. Less pressure, more time to negotiate, and a better shot at getting concessions.

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.