Location: Grand Palms
Price: $635,000
Beds/Baths: 3BR / 2BA
Square Footage: 1,648 sq ft living | 5,500 sq ft lot
Style: One story detached home
HOA: $480/month
Flood Zone: AE (verify flood insurance requirements)
Year Built: 1990
Disclosure: This is not my listing. This analysis is for educational purposes to help buyers understand market value and property features in Hollywood Lakes..
Listing and Photo Courtesy of Luxe Properties
WHY THIS ONE CAUGHT MY ATTENTION
If you've been searching for a home under $650K with direct golf course views in a gated community with resort style amenities, your options in Pembroke Pines are extremely limited.
This Grand Palms home at $635,000 represents one of the most affordable entries into a gated golf course community in the area and at $385 per square foot for a turnkey, original owner property on the fairway, it's priced to move.
What makes it notable:
Golf course views (rare at this price pointas most golf course homes start at $750K+)
Original owner, meticulously maintained (spotless condition, never been a rental)
Gated community with 24/7 security (resort style living with clubhouse, pool, tennis, gym)
1,648 sq ft single story layout (no stairs, perfect for aging in place or young families)
Hurricane shutters (full storm protection already installed)
Move in ready or update to your taste (clean canvas in original condition)
Most homes under $650K in Pembroke Pines don't offer golf course views, gated security, or resort amenities. This one checks all three boxes.
WHAT WORKS
1. Golf Course Views in Your Backyard
Why this matters:
Wake up to fairway views instead of neighbors' fences
Natural privacy buffer (no homes directly behind you)
Tranquil, park like setting with mature landscaping
Premium location benefit without premium pricing
Translation: Golf course homes typically command 10–15% premiums over interior lots. At $635K, this is priced closer to standard homes meaning you're getting golf course views at a discount.
Market context: Comparable golf course homes in Pembroke Pines gated communities are listing at $750K–$900K+. This represents significant value.
2. Original Owner, Meticulously Maintained
What the listing specifically highlights:
"Spotless and lovingly cared for by its original owner"
"Freshly manicured lawn, tropical landscaping"
"Wide stamped concrete driveway"
Never been a rental (important for condition and wear)
Analysis: Original owner homes typically show better care than multi owner or rental properties. This home has been continuously maintained for 35 years by someone who lived here and that matters.
Translation: While it's in "original condition" (hasn't been updated), it's clean, functional, and ready to move into. You can live here as is or update at your own pace.
3. Grand Palms Resort Style Amenities
Community features:
Gated entry with 24/7 security patrol (peace of mind, controlled access)
Golf course community (Hollywood Lakes Country Club)
Community pool (resort style)
Clubhouse (social events, gatherings)
Tennis courts (well maintained)
Exercise room (on site fitness)
Maintained common areas (professional landscaping)
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 Florida Turnpike
Close to Pembroke Lakes Mall, shopping, dining
Easy access to Fort Lauderdale, Miami, Broward College
Quiet residential setting with urban convenience
4. Single Story Layout (No Stairs)
Why this matters:
Easier aging in place
Better accessibility
Safer for young children and pets
All living spaces on one level (primary bedroom, kitchen, laundry)
Lower cooling costs (no second story to heat/cool)
Layout breakdown:
3 bedrooms
2 full bathrooms
Family room
Utility room/laundry
2 car garage with automatic opener
Tile floors throughout (durable, low maintenance)
Translation: Single story homes are increasingly rare in new construction. Most builders are going vertical to maximize land use. If you want one level living, you're shopping resale and this is a solid option.
5. Hurricane Protection Already Installed
What you're getting:
Hurricane shutters on all windows and doors
Full storm protection for the entire home
Analysis: Installing hurricane protection on a 1,648 sq ft home costs $8K–$15K depending on type (accordion shutters, panels, or impact windows). This is already done, saving you immediate post-purchase expenses and making homeowners insurance easier to obtain.
Market impact: Post-recent storms, buyers are prioritizing hurricane protection. Homes with full protection sell faster and qualify for insurance discounts.
6. HOA Fee Covers Extensive Services
$480/month
What's included:
Gated security and patrol
Golf course community access
Pool and clubhouse maintenance
Tennis courts and exercise room
Common area landscaping and maintenance
Community management and events
Market comparison: For a gated golf course community with resort amenities, $480/month is competitive. You're getting golf course living, security, and full amenities for less than many non-golf communities charge.
CONSIDERATIONS
1. Built in 1990 (35 Years Old)
What "original condition" means:
The listing is transparent: this home hasn't been updated. It's clean and well maintained, but expect:
Original kitchen (likely needs updating for modern tastes)
Original bathrooms (functional but dated)
Tile floors throughout (common for 1990s Florida homes)
Original fixtures and finishes
Buyers should verify during inspection:
AC system age and condition (HVAC systems last 12–15 years; if not recently replaced, budget $8K–$12K)
Roof age and remaining life (barrel tile roofs last 30–50 years; verify condition and recent maintenance)
Plumbing condition (35-year-old homes may have older galvanized or early PVC plumbing)
Water heater age (traditional tank heaters last 10–12 years)
Electrical panel (verify capacity and whether updates are needed)
Budget considerations:
If you plan to update the kitchen and bathrooms, expect:
Kitchen remodel: $20K–$40K (depending on scope)
Bathroom updates: $8K–$15K per bath
Total update budget: $35K–$70K for full modernization
Translation: This is a "value add" opportunity. You're paying $635K for a golf course home in original condition. Update it over time or all at once, and you'll have a modernized golf course property worth $750K–$800K.
2. Flood Zone AE
What this means:
Zone AE typically requires flood insurance if financing
Annual flood insurance could add $800–$2,000+ to your costs (sometimes more depending on elevation and flood history)
Action items:
Get a flood insurance quote BEFORE making an offer
Verify exact flood zone designation and Base Flood Elevation (BFE) with your lender and insurance agent
Ask listing agent if seller has current flood insurance policy (may be assumable or provide quote baseline)
Affordability impact: Flood insurance can significantly affect your monthly payment. Don't skip this step.
3. HOA Approval Required
Grand Palms HOA requirements:
HOA membership is mandatory (non-negotiable)
Association approval required before closing
Application fee (verify amount with listing agent)
Also confirm:
Rental restrictions (if you plan to lease the property later)
Move in/move out fees
Parking rules (listing notes "driveway parking,” verify guest parking policies)
Pet restrictions (if applicable)
4. Property Taxes with Homestead Exemption
Current taxes: $4,101 annually (2025)
Tax status: Reflects homestead exemption (seller is Florida resident)
If you're a Florida resident purchasing as primary residence:
You can transfer homestead exemption or reapply, keeping taxes in this range: approximately $342/month.
If this is a second home or investment property:
Expect taxes to increase to approximately $6,000–$7,000 annually without homestead exemption.
5. No Private Pool
Unlike many 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
Con: If private pool is a must have, this isn't your home
Market impact: Pool homes in this area typically sell for 5–10% more than non pool homes of similar size. At $635K without a pool, this home is priced accordingly and you're not overpaying.
6. Smaller Lot (5,500 sq ft)
This is a smaller lot compared to other homes in area (which average 7,000–9,000 sq ft).
What this means:
Less yard maintenance
Lower landscaping costs
Typical for golf course communities (lots are smaller because you get fairway views)
Still adequate for outdoor living (room for patio, seating, small garden)
Translation: You're trading lot size for location (golf course views). Most buyers consider this a fair trade.
MARKET ANALYSIS
Recent Comparable Sales in Grand Palms and Pembroke Pines (3BR, similar size):
Single story homes 1,500–1,700 sq ft: $600K–$700K
Golf course view homes: Typically $750K–$900K+
Homes in original condition: Selling at lower end of range ($600K–$650K)
Updated homes (modern kitchens/baths): $700K–$800K+
Gated communities with resort amenities: Command premiums
This Property's Position at $635,000:
At $385/sq ft, pricing is competitive for golf course view homes
Comparable interior lot homes (no golf course views) are selling at $600K–$650K
Golf course premium is minimal here—you're essentially getting fairway views for free
Original condition justifies lower pricing vs. updated comps
Market observation: Grand Palms inventory is limited. Gated golf course homes under $650K are rare. If priced correctly and showing well, expect interest from multiple buyers.
AFFORDABILITY ANALYSIS
Purchase Price: $635,000
Down Payment (20%): $127,000
Loan Amount: $508,000
Interest Rate: 6.22% (current average 30 year fixed)
Estimated Monthly Payment Breakdown:
Principal & Interest: $3,120
Property Taxes (with homestead): $342 ($4,101 annually)
Homeowners Insurance: $500–$700 (Florida rates, includes wind/hurricane)
Flood Insurance: $800–$2,000 (likely required for Zone AE financing)
HOA: $480
Total Monthly Cost: $5,242–$6,642
Income requirement (28% front-end ratio): $224,000–$285,000 annual household income
Income requirement (conservative 25% ratio): $251,000–$319,000 annual household income
Critical note: Flood insurance could add $800–$2,000/month to your costs. Get a quote before making an offer as this could make or break affordability.
BUYER PROFILE ANALYSIS
This property may appeal to:
✓ Buyers seeking golf course views under $650K
✓ Those willing to update a well maintained home over time
✓ Buyers prioritizing gated security and resort amenities
✓ Retirees or empty nesters wanting single story, low maintenance living
✓ Investors looking for value add opportunities (update and flip or rent)
✓ Buyers who prefer community pool over private pool maintenance
✓ Those seeking tranquil, park like setting with mature landscaping
EDUCATIONAL TAKEAWAYS
What this property teaches about the $600K–$700K market in Pembroke Pines:
Golf course views under $650K are rare—Most golf course homes start at $750K+; this represents a 15–20% discount for buyers willing to update over time
Original condition = opportunity—Well-maintained original homes offer value add potential; update strategically and build equity
HOA fees reflect amenity value—$480/month for gated golf course community with pool, clubhouse, tennis, gym, and security is competitive
Flood Zone AE impacts affordability—Always get flood insurance quotes before making offers; this can add $800–$2K/month and significantly affect buying power
Single-story homes are increasingly scarce—Most new construction is two-story; if you want one level living, you're shopping resale in established communities
Original owner = better condition—Homes maintained by one owner for decades typically show better care than multi owner or rental properties
"Original condition" doesn't mean "bad condition"—Spotless, well maintained homes in original finishes are livable now and updatable later
Golf course communities offer privacy—Fairway backing lots provide natural buffers and park-like views unavailable on interior lots
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.
