Location: Towngate
Price: $575,000
Beds/Baths: 3BR / 2.5BA
Square Footage: 1,709 sq ft living | 4,725 sq ft lot
Style: Two story detached home
HOA: $450/quarter ($150/month)
Flood Zone: X (no flood insurance required)
Year Built: 1996
Disclosure: This is not my listing. This analysis is for educational purposes to help buyers understand market value and property features in Stoneridge Lake Estates.
WHY THIS ONE CAUGHT MY ATTENTION
If you've been searching for a completely remodeled, move-in ready home under $600K in Pembroke Pines with A rated school zoning and low HOA fees, you know how limited your options are.
This Towngate home at $575,000 delivers exactly that, a fully renovated 3 bedroom, 2.5 bath two story residence with updated kitchen, modernized bathrooms, contemporary finishes, and community pool access, all in one of the area's most sought after neighborhoods.
What makes it notable:
Completely remodeled throughout (kitchen, bathrooms, flooring, finishes)
Modern kitchen (sleek cabinetry, contemporary countertops, upgraded appliances)
All bathrooms updated (stylish, modern touches throughout)
A rated Walter C. Young Middle School (highly sought after school zoning)
Flood Zone X (no flood insurance required, saves $800–$2K+ annually)
Low HOA ($150/month includes community pool)
Move-in ready (turnkey condition, nothing to do but unpack)
FHA/VA approved (accessible to more buyer types)
Most homes under $600K in Pembroke Pines either need updates, lack modern finishes, or have higher HOA fees. This one checks every box for buyers seeking contemporary living without compromise.
WHAT WORKS
1. Completely Remodeled Kitchen (Modern & Functional)
What the listing specifically highlights:
"Completely remodeled kitchen serves as the heart of the home"
Sleek cabinetry (contemporary design, ample storage)
Modern countertops (updated surfaces)
Upgraded appliances (dishwasher, microwave, electric range included)
Open layout (flows into family room for entertaining)
Analysis: Kitchen remodels run $20K–$40K depending on scope. This is already done, and it's the most important room for resale value and buyer appeal.
Translation: You're not inheriting someone else's dated kitchen. This is a modern, functional space designed for today's lifestyle; cooking, entertaining, and everyday family living.
2. All Bathrooms Thoughtfully Updated
What you're getting:
2.5 bathrooms, all renovated (no mixing old and new)
Primary en suite with "beautifully renovated" bathroom (stylish, modern touches)
Contemporary finishes throughout (updated fixtures, tile, vanities)
Designed to "reflect today's design preferences"
Analysis: Bathroom renovations cost $8K–$15K per bath. With 2.5 baths fully updated, the seller has invested $20K–$35K+ in these spaces alone.
Translation: Every bathroom in this home is move-in ready. No outdated fixtures, no worn tile, no projects on your to-do list.
3. Updated Flooring and Contemporary Finishes Throughout
Interior features:
Updated flooring (ceramic floors throughout, no carpet)
Contemporary finishes (modern aesthetic consistent room to room)
Bright, open layout (abundant natural light)
First floor entry (welcoming foyer, functional flow)
Why ceramic floors matter:
Durable and long lasting (won't need replacement for 15–20 years)
Easy to clean and maintain
Cooler in South Florida heat
Allergy friendly (no carpet to trap dust and allergens)
Pet friendly (easier cleanup, no staining)
Translation: The entire home has been thoughtfully updated with a cohesive design. You're not dealing with a patchwork of old and new. This is a complete renovation.
4. Two Story Layout with Privacy and Space
Layout breakdown:
First floor: Family room, kitchen, dining area, half bath, laundry
Second floor: 3 spacious bedrooms, 2 full bathrooms (including primary en-suite)
Primary bedroom upstairs (private retreat away from main living areas)
Split bedroom design (primary separate from secondary bedrooms)
Why two story works:
Natural separation between living and sleeping spaces
More privacy for primary suite (entire second floor for bedrooms)
Better use of lot size (vertical building maximizes square footage on smaller lot)
Defined zones for family living (kids upstairs, entertaining downstairs)
Translation: 1,709 sq ft feels larger in a two story layout. You get clear separation between public and private spaces, making the home feel more organized and functional.
5. Private Backyard Space (Perfect for Outdoor Living)
Outdoor features:
Private backyard (fenced for privacy and security)
Patio area (ideal for grilling, dining, relaxing)
Perfect for hosting gatherings or quiet evenings
Low maintenance yard (manageable 4,725 sq ft lot)
Translation: You have your own outdoor space without the expense and maintenance of a pool. For buyers who prefer community amenities over private pool upkeep, this is ideal.
6. Towngate Community Amenities and Location
Community features:
Community pool (resort style access without private maintenance)
Well maintained neighborhood (established community, mature landscaping)
No restrictions (compared to stricter HOA communities)
Pet-friendly (maximum 20 lbs)
School zoning:
Silver Palms Elementary
Walter C. Young Middle (A rated) (highly desirable)
High school zoning (verify current assignments with Broward County School Board)
Note: School boundaries and ratings are subject to change. Always verify current zoning directly with the school board before making purchasing decisions.
Location advantages:
Minutes to I-75 and Pines Boulevard
Close to shopping, dining, and entertainment
Easy access to Fort Lauderdale, Miami, Broward College
Quiet residential setting with urban convenience
Market context: Towngate is a sought after community in Pembroke Pines known for good schools, and convenient location. Properties here move quickly when priced correctly.
7. Flood Zone X (No Flood Insurance Required)
This is a significant cost advantage.
What Zone X means:
Minimal flood risk area
Flood insurance NOT required by lenders (even with financing)
Saves $800–$2,000+ annually compared to Zone AE properties
One less monthly expense to budget for
Analysis: Many comparable homes in Pembroke Pines sit in Zone AE and require flood insurance, adding $65–$165+ to monthly costs. This home doesn't have that burden.
Translation: More affordable monthly payment. Money stays in your pocket instead of going to flood insurance premiums.
8. Low HOA Fee ($150/Month)
$450 quarterly = $150/month
What's included:
Community pool access and maintenance
Common area upkeep
Community management
Market comparison: Many gated communities in Pembroke Pines charge $315–$480/month. At $150/month, you're saving $165–$330/month ($1,980–$3,960 annually) compared to other neighborhoods.
Translation: Low overhead means more flexibility in your budget for savings, travel, home improvements, or other priorities.
9. FHA/VA Approved (Accessible to More Buyers)
The listing confirms: "FHA-Va Approved"
Why this matters:
Opens the property to buyers with lower down payments (FHA allows 3.5% down)
VA buyers can purchase with 0% down (eligible veterans and service members)
Broader buyer pool if you ever sell
Property meets lending standards for condition and safety
Translation: If you're a first time buyer with limited cash reserves or a veteran, this property is accessible to you. Not all homes under $600K qualify for FHA/VA financing.
CONSIDERATIONS
1. Built in 1996 (30 Years Old) But Fully Remodeled
The good news: The home has been completely renovated with modern finishes throughout.
What's been updated (confirmed by listing):
Kitchen (fully remodeled)
All bathrooms (2.5 baths updated)
Flooring (updated throughout)
Contemporary finishes (modern aesthetic)
What buyers should verify during inspection:
AC system age and condition (HVAC systems last 12–15 years; verify when last replaced and budget $8K–$12K if needed soon)
Roof age and condition (curved S-tile roofs last 30–50 years; verify remaining life and recent maintenance)
Water heater age (traditional tank heaters last 10–12 years)
Plumbing condition (verify no issues with drain lines or water pressure)
Electrical panel capacity (ensure adequate for modern appliances)
Translation: While the cosmetic updates are complete, major systems (AC, roof, water heater) may need attention within 5–10 years depending on age. Request maintenance records during due diligence.
2. Two-Story Layout (Stairs Daily)
Consider whether this works for your lifestyle:
Stairs to access bedrooms (all 3 bedrooms and 2 full baths are upstairs)
Laundry location not specified (verify if upstairs or downstairs, it affects convenience)
Not ideal for those with mobility limitations or very young children
More effort moving furniture or carrying items between floors
Trade-off:
Pro: Better use of lot size, more privacy for bedrooms, defined living zones
Con: Daily stair use, not suitable for aging in place long term
Translation: If you're young, active, or have a growing family, two story living works well. If mobility or accessibility is a concern now or in the future, single story homes are better suited.
3. No Private Pool
Unlike some homes at this price point, this property does not have a pool.
Trade offs:
Pro: Lower maintenance costs, no pool equipment to replace, no safety concerns, access to community pool, lower utility bills
Con: If private pool is a must have, this isn't your home
Market impact: Pool homes typically sell for 5–10% more than non pool homes of similar size. At $575K without a pool, this home is priced accordingly. You're not overpaying.
4. Smaller Lot (4,725 sq ft)
This is a compact lot compared to some Pembroke Pines neighborhoods.
What this means:
Less yard maintenance (easier upkeep, lower landscaping costs)
Adequate for patio, small garden, or outdoor seating
Typical for two story homes (building vertically maximizes smaller footprint)
Private backyard space but not expansive
Translation: You're trading lot size for interior updates and location. Most buyers at this price point prioritize move-in ready condition over large yards.
5. Property Taxes, No Homestead Exemption
Current taxes: $11,362 annually (2025)
Tax status: "Tax Reflects County Only Tax" (no homestead exemption applied)
If you're a Florida resident purchasing as primary residence:
You can apply for homestead exemption and reduce annual taxes by approximately $2,500–$3,500.
Estimated taxes with homestead: $7,800–$8,900 annually ($650–$740/month)
If this is a second home or investment property:
Taxes will remain around $11,362 annually ($947/month) without homestead.
Translation: Florida residents buying as a primary residence will see meaningful tax savings. Budget accordingly based on your residency status.
6. Existing Mortgage ($205,956)
Listing notes total mortgage of $205,956.
What this means:
Seller has substantial remaining debt (not a free-and-clear property)
Not necessarily a negative, just context for negotiations
Seller needs to clear mortgage at closing (standard transaction)
Buyer perspective: This doesn't directly impact you, but it's useful context. Sellers with higher debt loads may be more motivated to close quickly or negotiate terms.
MARKET ANALYSIS
Recent Comparable Sales in Towngate and Pembroke Pines (3BR, similar size):
Two story homes 1,600–1,800 sq ft: $550K–$650K (depending on condition and updates)
Fully remodeled homes (kitchen, baths, flooring): Selling at higher end of range ($600K–$650K)
Original condition homes: Selling at lower end ($550K–$580K)
Homes in Flood Zone X (no flood insurance): Command slight premiums
Community pool access neighborhoods: Typical for this price range
This Property's Position at $575,000:
At $336/sq ft, pricing is competitive for fully remodeled homes in established neighborhoods
Comparable unrenovated homes are selling at $550K–$580K
Fully updated homes with modern kitchens/baths are selling at $600K–$650K
This property is priced at the lower end of the updated range, suggesting value opportunity
Market observation: Well updated homes under $600K move quickly in Pembroke Pines, especially those with A rated school zoning and low HOA fees. Expect interest from multiple buyer segments.
AFFORDABILITY ANALYSIS
Purchase Price: $575,000
Down Payment (20%): $115,000
Loan Amount: $460,000
Interest Rate: 6.22% (current average 30-year fixed)
Estimated Monthly Payment Breakdown:
Principal & Interest: $2,825
Property Taxes (with homestead): $650–$740 ($7,800–$8,900 annually estimated)
Homeowners Insurance: $450–$600 (Florida rates, includes wind/hurricane)
Flood Insurance: $0 (Zone X—not required)
HOA: $150
Total Monthly Cost: $4,075–$4,315
Income requirement (28% front-end ratio): $174,000–$185,000 annual household income
Income requirement (conservative 25% ratio): $196,000–$207,000 annual household income
Key advantage: No flood insurance requirement saves $800–$2,000+ annually compared to Zone AE properties, making this significantly more affordable than comparable homes in flood-prone areas.
BUYER PROFILE ANALYSIS
This property may appeal to:
✓ First time buyers seeking move-in-ready condition under $600K
✓ Buyers valuing A rated Walter C. Young Middle School
✓ Buyers prioritizing modern finishes and contemporary design
✓ Those seeking low HOA fees and predictable monthly costs
✓ Buyers who prefer community pool over private pool maintenance
✓ FHA/VA buyers (property is approved for these loan types)
✓ Young professionals or growing families comfortable with two story living
✓ Buyers wanting Flood Zone X (no flood insurance requirement)
✓ Pet owners with small dogs or cats (under 20 lbs)
✓ Those seeking turnkey property (nothing to update, just move in)
EDUCATIONAL TAKEAWAYS
What this property teaches about the $550K–$600K market in Pembroke Pines:
Full renovations command premiums—Completely remodeled homes with updated kitchens, bathrooms, and finishes sell for $25K–$50K more than original condition properties; buyers pay for move-in ready
Flood Zone X is a competitive advantage—Saving $800–$2K+ annually on flood insurance makes homes more affordable and attractive; this is a meaningful differentiator in buyer decisions
A rated schools drive demand—Walter C. Young Middle School zoning is highly sought after; homes in this zone move faster and hold value better
Low HOA fees matter—$150/month vs. $315–$480/month in other communities saves buyers $1,980–$3,960 annually; this affects long term affordability and appeal
Two story maximizes square footage on smaller lots—Building vertically allows 1,700+ sq ft on compact lots; buyers get more interior space without large lot costs
Contemporary finishes attract broader buyers—Modern, cohesive design appeals to wider audience than dated or inconsistent updates; homes show better and sell faster
FHA/VA approval expands buyer pool—Properties accessible to government backed loans attract first time buyers and veterans; this supports resale value
Community pools vs. private pools—Many buyers prefer shared amenities to avoid $3K–$5K annual pool maintenance; not having a pool isn't necessarily a disadvantage
Turnkey condition reduces buyer stress—Homes requiring no immediate updates or projects appeal more buyers; move-in-ready commands premium
Pet restrictions affect marketability—HOAs limiting pets to 20 lbs exclude buyers with larger dogs; always verify restrictions match your lifestyle
Disclaimer: This analysis is for educational purposes only and does not constitute a formal appraisal, property recommendation, or guarantee of value. Property information is based on public records and listing data, which may contain inaccuracies. Prospective buyers should conduct their own due diligence, including professional inspections and independent market analysis.
