THE PROPERTY
Location: Spring Valley
Price: $845,000
Beds/Baths: 4BR / 3BA
Square Footage: 2,797 sq ft living | 12,319 sq ft lot
Style: Single story pool home on corner lot
Days on Market: 7
HOA: $315/quarter ($105/month)
Flood Zone: X (no flood insurance required)
Disclosure: This is not my listing. This analysis is for educational purposes to help buyers understand market value and property features in Spring Valley.
Listing and Photo Courtesy of Keller Williams Capital Realty
WHY THIS ONE CAUGHT MY ATTENTION
If you've been house hunting in west Pembroke Pines, you know how rare it is to find a move-in ready, single story, pool home with space, privacy, and lake access all under $900K.
This property in Spring Valley, one of Pembroke Pines' most desirable communities, represents what's currently available at this price point in the $800K+ range.
What makes it notable:
Single story layout (2,797 sq ft, no stairs)
12,319 sq ft corner lot with lake access (privacy + views)
Screened pool + extended patio (indoor/outdoor living dialed in)
Impact windows + plantation shutters throughout
Split bedroom plan (primary suite separated from other bedrooms)
Most homes in this price range either lack outdoor space, require major updates, or sit on smaller lots. This one delivers space to grow and entertain.
WHAT WORKS
1. Single-Story Layout on Nearly 2,800 Sq Ft
In Spring Valley, where many homes are two story, finding a TRUE single story home with this much square footage is uncommon.
Why this matters:
No stairs = easier accessibility, aging in place friendly
Entire living space on one level
Split bedroom plan (primary suite private from other bedrooms)
Multiple gathering spaces (formal living, family room, dining areas)
2. Oversized Corner Lot with Lake Access
12,319 sq ft lot = nearly 1/4 acre
Corner location = more privacy, less traffic
Lake access = water views, cooling breezes, outdoor living appeal
For context: Most Spring Valley homes sit on 6,000-8,000 sq ft lots. This one is 50% larger.
3. Screened Pool + Extended Patio
15x30 screened pool + extended patio for serious outdoor living space
What you can do with it:
Host gatherings year round (no bugs, covered from sun/rain)
Set up multiple zones (dining area, lounge, pool area)
Enjoy Florida weather without the mosquitoes
Market impact: Pool homes in Spring Valley typically sell faster and command premium pricing compared to non pool homes.
4. Impact Windows + Plantation Shutters Throughout
Impact windows = hurricane protection, noise reduction, insurance savings
Plantation shutters = clean, classic look, light control, privacy
Translation: You're not spending $40K-$60K on impact windows after closing. It's done.
5. Kitchen Opens to Family Room
Open concept kitchen flowing into family room with views of the pool for modern living.
Features noted:
Tile flooring throughout main areas
Multiple gathering spaces
Flexible room configurations
6. Spring Valley Community Features
Community amenities: Pool, tennis courts, clubhouse
School zoning: Silver Palms Elementary, Walter C. Young Middle, (West Broward High nearby) (schools zones may change from one year to next, please double check with school board what the actual zoning is for the current year)
Location: Walking distance to parks, minutes to I-75, shopping, dining
Market context: Spring Valley consistently holds value due to location, security, and school zoning.
7. Low HOA for What You Get
$315/quarter = $105/month
For a community with these amenities, this is extremely reasonable. Most comparable gated communities charge $200-$400/month.
CONSIDERATIONS
1. Built in 1996
This home is 30 years old. While the listing notes "well-maintained," buyers should verify:
Roof age (original roof? When was it last replaced?)
HVAC system age and condition
Plumbing (any polybutylene pipes?)
Electrical panel capacity
Analysis: Homes of this vintage may need capital improvements within 5-10 years. Budget accordingly.
2. Listing Notes "Room to Personalize"
Translation: The home is functional but may not have the latest finishes.
What this might mean:
Kitchen may have original cabinetry/appliances
Bathrooms may need updating
Flooring may be original tile
Paint/cosmetic updates likely needed
Market perspective: This creates an opportunity for buyers willing to renovate and build equity or a reason to negotiate price.
3. Corner Lot = More Exposure
Corner lots offer privacy and space but also more street facing exposure. Some buyers prefer interior lots for added seclusion.
4. Spring Valley HOA Approval Process
Like most gated communities, Spring Valley requires HOA approval. Allow 2-3 weeks for processing once under contract.
MARKET ANALYSIS
Recent comparable sales in Spring Valley (single story, pool, similar size):
Single story pool homes 2,500-3,000 sq ft: $775K-$900K
Corner lots with lake access: Command 5-10% premium
Homes needing updates: Selling at lower end of range
Move in ready homes: Selling at higher end of range
This property's position at $845K:
Priced in the middle of the range
Corner lot + lake access + pool are premium features
Age and potential update needs may mean pricing discount already reflected
Market observation: At $845K with only 7 days on market, this property is attracting attention. Spring Valley inventory is typically limited, and homes priced correctly move within 30-60 days.ys). At $845K, it's positioned competitively within current market conditions.
AFFORDABILITY ANALYSIS
Purchase Price: $845,000
Down Payment (20%): $169,000
Loan Amount: $676,000
Interest Rate: 6.24% (current average)
Estimated Monthly Payment Breakdown:
Principal & Interest: $4,160
Property Taxes: $705 (1% annually, less with homestead)
Homeowners Insurance: $500-$700 (Florida rates)
HOA: $105
Total Monthly Cost: $5,470-$5,670
Income requirement (28% front end ratio): $234,000-$243,000 annual household income
Income requirement (conservative 25% ratio): $262,000-$272,000 annual household income
BUYER PROFILE ANALYSIS
This property may appeal to:
✓ Buyers seeking single story living (no stairs, accessibility)
✓ Those prioritizing outdoor space (pool, patio, large lot)
✓ Those relocating from larger homes (downsizing square footage but maintaining lifestyle)
✓ Buyers comfortable with potential cosmetic updates
✓ Those valuing Spring Valley's location and school zoning
EDUCATIONAL TAKEAWAYS
What this property teaches about the $800K+ market in Pembroke Pines:
Single story premium – Homes without stairs command higher prices per square foot
Lot size matters – Oversized lots (10K+ sq ft) are increasingly rare and valuable
Lake access adds value – Water views/access typically add 5-10% to pricing
Age vs. condition – 30-year old homes can compete IF location and features compensate
Pool homes sell faster – Screened pools especially valuable in South Florida
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.
