Westview: East Pines Living With a Low-Key Vibe

Old School in the Best Way

If you know Pembroke Pines, you’ve probably heard a lot about the west side.

It’s easy to overlook Westview because it isn’t trying to impress with gates or glitz and that’s exactly the point.

It’s central without being chaotic, private without being isolated and that balance is getting harder to find.

But head west of University Drive, just north of Pembroke Lakes, and you’ll find one of Pembroke Pines' more established pockets with tree lined streets, a strong sense of upkeep, and a location that makes day-to-day living smooth.

A Neighborhood with Roots

Westview sits west of University Drive, bordered by Pines Blvd to the south and Sheridan to the north.

You’ll find a mix of single family homes, townhouses and low rise condos, many with lake or garden views.

Most homes were built between the late ’70s and early ’90s, and many have been updated inside, while the exteriors still reflect that comfortable, classic Pines architecture, think barrel tile roofs, big driveways, and real backyards.

You’ll find small lakes throughout, a few pocket parks, and wide enough streets to actually walk your dog or ride a bike without dodging cars.

What defines it isn’t the architecture, it’s the setting: shaded streets, mature trees, and a consistent level of maintenance across the board.

Westview has a relaxed, steady energy.

It’s ideal for people who want to be near the action, Pembroke Lakes Mall, CB Smith Park, Memorial Hospital West, Publix, but not in it.

You don’t get a ton of short-term turnover here, which gives the area a stable, lived-in feel.

It’s the kind of place where neighbors wave, lawn crews show up regularly, and you can go for a jog without headphones.

Not trendy. Not sleepy. Just comfortable.

Real Estate at a Glance

Market Trend:

• Median home price: ~$574K

• Prices have come down slightly from earlier this year, when the median hovered closer to $590K

• Typical homes range between 1,300–1,800 sq ft, with 2–3 bedrooms

Westview tends to attract buyers looking for value in east Pembroke Pines without sacrificing privacy or convenience.

Inventory is usually tight as homes don’t flood the market here, and when they do, they move if priced right.

Insider Tip

Westview may not get a ton of buzz, but that’s part of its charm.

It appeals to buyers who want a quieter street scene without sacrificing access.

Homes with lake views or corner lots tend to draw a premium, so if one comes up, move quickly.